Agenda item

Erection of Clean Maritime Innovation Centre incorporating office space, workshop space and extension and repairs to quay wall - Middle Dock, New Quay Street, Appledore.

The following Councillors had attended the virtual site visit:

Councillors: D Bushby, P Hames, K Hepple, C Leather, R Lock, P Pennington, C Wheatley, J Whittaker and D Smith.

Application No. 1/1179/2023/LA - Erection of Clean Maritime Innovation Centre incorporating office space, workshop space and extension and repairs to quay wall - Middle Dock, New Quay Street, Appledore.

Interests: Councillors Whittaker and Hames declared personal interests – dual hatted – Northam Town Council.

Officer recommendation: Grant

This application has been referred to Plans Committee for determination as the applicant is Torridge District Council and the development is located on Council owned land.

Prior to the presentation Members were advised of the following update:

An additional representation had been received from Natural England highlighting their previous objection. They referred to S28i Part 6 of the Wildlife and Countryside Act and that if the application were approved a consultation period of 21 days would be necessary.

The Development Management Team Leader presented the report and informed Members of the main planning considerations.

A discussion took place where the Planning Manager and Development Management Team Leader provided further information and advice on concerns raised as follows:

·         Cycle parking is on site as detailed in the site plan.

·         A condition is in place requesting samples of cladding therefore an informative could be added illustrating a lighter shade may be required, however until samples are seen no judgement can be made.

·         The nearest property to the development situated in South Road would have the view of a single storey building, looking across the roof.

·         The obscure glazing condition has been put on the Benson building for the closest new build in New Street.

·         Reuse of stone – there was an intention to retain material that came from the Benson Building however the quality is questionable therefore has not been retained. The stone may be suitable for the retaining wall.

·         The NPPF and Local Plan policy DM08 does allow for loss of priority habitat. Ordinarily this application should be refused however the public and economic benefits outweighs the harm.

·         Clarification was given on why officers did not think there was an amenity issue with the first-floor office building view towards the residential properties.  

·         The Head of Legal & Governance (Monitoring Officer) clarified, from a TDC perspective, that initially there will be two Electric Vehicle charging points on site with the infrastructure for more moving forward, and that TDC’s Sustainability & Climate Officer has been heavily involved in the project and the building will be an A** green efficient building.

·         The Highways Officer addressed concerns raised by Members that included:

o   Vehicles using the site;

o   Parking;

o   Section 106

o   Cycle way and foot path;

·         The site will be gated to prevent residential parking.

·         The Head of Legal & Governance (Monitoring Officer) advised of legislative reasons why a S106 agreement could not be made, and planning conditions can only be added to an application if they are necessary for the development. 

·         There is no condition in the recommendation for a travel plan, however this could be considered in the future once occupiers on the site are known.

·         Discharge of conditions would not have to come back committee.

During the discussion Councillor D Bushby moved to approve the application. Following comments on the obscure glazing Councillor C Leather seconded Councillor D Bushby’s proposal however asked for a condition to be added that obscure glass be installed to Block A, west elevation, first floor level, Councillor D Bushby agreed to the amendment.

Councillor P Hames proposed an amendment to the current motion, that a traffic and travel management plan be added, the Head of Legal & Governance (Monitoring Officer) confirmed as the amendment to the motion was not agreed by the proposer or seconder it would not be added to the proposal. 

It was proposed by Councillor D Bushby, seconded by Councillor C Leather that the application be approved subject to the updates above.

A recorded vote was taken.

(Vote:  For - 8, Against – 0, Abstention - 1)

RESOLVED:

That the application be Granted subject to the conditions set out in the report and the additional condition regarding obscure glass.

The Planning Manager read out statements from both Councillor L Ford as Ward Member and Chris Oliver objecting to the application.