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PAPER B ISLE OF WIGHT COUNCIL PLANNING COMMITTEE - TUESDAY, 25
MARCH 2014 REPORT OF THE HEAD OF PLANNING AND REGULATORY SERVICES
WARNING
1. THE RECOMMENDATIONS CONTAINED IN THIS REPORT OTHER THAN PART
1 SCHEDULE AND DECISIONS ARE DISCLOSED FOR INFORMATION PURPOSES
ONLY.
2. THE RECOMMENDATIONS WILL BE CONSIDERED ON THE DATE
INDICATED
ABOVE IN THE FIRST INSTANCE. (In some circumstances,
consideration of an item may be deferred to a later meeting).
3. THE RECOMMENDATIONS MAY OR MAY NOT BE ACCEPTED BY THE
PLANNING COMMITTEE AND MAY BE SUBJECT TO ALTERATION IN THE LIGHT
OF FURTHER INFORMATION RECEIVED BY THE OFFICERS AND PRESENTED TO
MEMBERS AT MEETINGS.
4. YOU ARE ADVISED TO CHECK WITH THE PLANNING DEPARTMENT
(TEL:
821000) AS TO WHETHER OR NOT A DECISION HAS BEEN TAKEN ON ANY
ITEM BEFORE YOU TAKE ANY ACTION ON ANY OF THE RECOMMENDATIONS
CONTAINED IN THIS REPORT.
5. THE COUNCIL CANNOT ACCEPT ANY RESPONSIBILITY FOR THE
CONSEQUENCES OF ANY ACTION TAKEN BY ANY PERSON ON ANY OF THE
RECOMMENDATIONS.
Background Papers
The various documents, letters and other correspondence referred
to in the Report in respect of each planning application or other
item of business.
Members are advised that every application on this report has
been considered against a background of the implications of the
Crime and Disorder Act 1998 and, where necessary, consultations
have taken place with the Crime and Disorder Facilitator and
Architectural Liaison Officer. Any responses received prior to
publication are featured in the report under the heading
Representations.
Members are advised that every application on this report has
been considered against a background of the implications of the
Human Rights Act 1998 and, following advice from the Head of
Corporate Governance and Monitoring Officer, in recognition of a
duty to give reasons for a decision, each report will include a
section explaining and giving a justification for the
recommendation.
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LIST OF PLANNING APPLICATIONS TO COMMITTEE 25 MARCH 2014 01
P/00037/14 TCP/31742 Lake Conditional
Permission Page 3 Land adjacent to Blackpan House, Blackpan
Cottage, and Merrie Gardens Public House, Newport Road, Sandown,
Isle of Wight. Proposed hotel with associated parking and
landscaping.
02 P/00763/13 TCP/02068/W Arreton Conditional
Permission Page 17 Newclose County Cricket Ground,
Blackwater
Road, Newport, Isle of Wight. Outline for hotel, associated
facilities and parking.
03 P/01211/13 TCP/30821/A Newport Conditional
Permission Page 34 Island Harbour Marina Ltd, Mill Lane,
Binfield,
Newport, Isle of Wight. Demolition of buildings/structures;
approval of reserved matters following outline consent for
infrastructure improvements, additional units of holiday
accommodation, marine industrial units, hotel/bar and restaurant,
management and security facilities; associated boatyard and repair
facilities (Additional information relating to access, landscaping
and the phasing of the development)(additional plans received to
show area of highway to be altered)(further readvertised
application)(Revised plans relating to lower roof heights for
proposed buildings).
04 P/01328/13 TCP/26271/C Whippingham Conditional
Permission Page 61 2 Matthews Cottages, Barton Estate, East
Cowes, Isle of Wight. Single storey extension to form additional
living accommodation; decking.
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01 Reference Number: P/00037/14 - TCP/31742
Parish/Name: Lake - Ward/Name: Lake South Registration Date:
16/01/2014 - Full Planning Permission Officer: Sarah Wilkinson Tel:
(01983) 823552 Applicant: Premier Inn Hotels Ltd Proposed hotel
with associated parking and landscaping Land adjacent to Blackpan
House, Blackpan Cottage, and Merrie Gardens Public House, Newport
Road, Sandown, Isle of Wight. The application is recommended for
Conditional Permission
REASON FOR COMMITTEE CONSIDERATION This is a major application,
of significance to The Bay Key Regeneration Area that raises a
number of issues that require careful consideration.
MAIN CONSIDERATIONS
Principle of a hotel in this location Impact on neighbouring
properties, with specific consideration to Blackpan House and
Blackpan Cottage. Impact on the character of the area
Socio-economic benefits Highway considerations
1. Details of Application
1.1. The application seeks full consent to construct an 81
bedroom hotel. The application
is made by Premier Inn and although a small restaurant area
would be provided the hotel is primarily aimed at the overnight
markets.
1.2 The proposed building would be of a linear block with an
acute angled return resulting in an irregular L shape. The longest
elevation would measure 67.4 metres in length running in a
north-east/south-west direction and would face onto the fields to
the rear of the site. The return of the building would project from
the north-eastern side of the block and would measure 36 metres in
length, while the building would be 14.4 metres in depth.
1.3 The height of the proposed hotel would vary between 7.3
metres and 10.3 metres, being between 2 and 3 storeys of
accommodation. There would also be a small element projecting to
12.1 metres which would contain the lift overrun and water tank
enclosure.
1.4
The application includes changes to the ground levels on the
site, this would result in the building siting below the existing
land level to the south. At its maximum extraction the level would
be reduced by 3.6 metres, along the length of the eastern
elevation.
1.5 The building would incorporate a range of materials
including stone, brickwork and vertical and horizontal timber
cladding. The roof would be flat, covered with a
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mono-ply. A dropped projecting fascia has been incorporated to
visually reduce the apparent eaves height. A parapet of grey metal
cladding would sit behind this projection.
1.6
The site layout would include for an 81 space car park for the
hotel guests at the front of the building, when approaching the
site from Newport Road.
1.7
A scheme for landscaping has been submitted with the application
details, which would result in boundary tree and hedge planting
together with groups of trees within the proposed car park, to
break up the hard surfacing.
1.8
The application has been supported with an energy statement and
bream pre-assessment, which outlines that the building would
achieve a rating of Very Good.
2. Location and Site Characteristics
2.1 The site is located on the northern side of Newport Road,
Lake, mid-way between
Morrisons supermarket and the former Lake Middle School and to
the rear of the new public house known as Merrie Gardens.
2.2 The area surrounding the site is a mix of commercial and
residential uses with agricultural land to the north, separating
the site from the Sandown Airport. The area to the east is
generally characterised by residential housing estates, with the
area to the west is, in the main, a commercial area straddling
Newport Road comprising the Spithead Industrial Estate, Lake
Industrial Estate, Morrisons food store, a Car Sales lot and Merrie
Gardens Public House.
2.3 The rear boundary is undefined, leading to open grassland.
The front boundary is partly undefined with the termination of the
new road forming a visual differentiation. The remainder of the
boundary is defined by close boarded fencing, which forms the
boundary of the existing site with Blackpan House and Blackpan
Cottage, the neighbouring residential properties.
2.4 The site itself is open grassland that has a slight fall in
a northerly direction, with Newport Road at a higher level.
3. Relevant History
3.1. P/01811/11: Replacement of planning permission
(P/1919/07-TCP/27927/A: outline
for industrial/business and residential development and
alterations to vehicular access to include provision of a
roundabout at Newport Road junction) in order to extend the time
limit for implementation at land north of Whitecross House
including part of Whitecross Lane/Newport Road and part of Merrie
Gardens Farm, Newport Road, Sandown is currently under
consideration.
3.2 P/00930/11: Removal of condition no. 4 on P/01919/07 -
TCP/27927/A which requires a section 106 be entered into regarding
highway works; variation of condition no: 10 which requires an
Ecology Report to be submitted and condition no. 13 which requires
confirmation that all necessary land required for the highway works
has been secured and is in control of the developer at land north
of Whitecross House including part of Whitecross Lane/Newport Road
and part of Merrie Gardens Farm, Newport Road, Sandown was refused
August 2011.
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3.3 P/01919/07: Outline for industrial/business and residential
development and alterations to vehicular access to include
provision of a roundabout at Newport Road junction (additional
information) (readvertised application) at land north of Whitecross
House including part of Whitecross Lane/Newport Road and part of
Merrie Gardens Farm, Newport Road, Sandown was approved in March
2009.
4. Development Plan Policy
4.1. National Planning Policy
National Planning Policy Framework (NPPF) constitutes guidance
for local planning authorities and decision-takers both in drawing
up plans and as a material consideration when determining
applications. At the heart of the NPPF is a presumption in favour
of sustainable development.
4.2 The NPPF sets out three roles (economic, social and
environmental) that should be performed by the planning system. The
Framework states that pursuing sustainable development involves
seeking positive improvements in the quality of the built, natural
and historic environment, as well as in peoples quality of life,
including (but not limited to):
making it easier for jobs to be created in cities, towns and
villages moving from a net loss of bio-diversity to achieving net
gains for nature replacing poor design with better design improving
the conditions in which people live, work, travel and take
leisure
and widening the choice of high quality homes
4.3 Local Planning Policy
The Island Plan Core Strategy identifies the application site as
being within the boundary of The Bay Key Regeneration Area and
partly within and adjacent to the settlement boundary. The
following policies are relevant to this application
SP1 - Spatial Strategy Supports development on appropriate land
within or immediately adjacent the defined settlement boundaries of
the Key Regeneration Areas, Smaller Regeneration Areas and Rural
Service Centres.
SP3 - Economy Focuses economic growth in the Islands economy
upon
employment, retail and high quality tourism, which will expected
to be primarily located in the Key and Smaller Regeneration
Areas.
SP4 Tourism - States that the Council will support sustainable
growth in
high quality tourism and proposals that increase the quality of
existing tourism destinations and accommodation across the
Island.
SP5 - Environment Offers support for proposals that protect,
conserve and /
or enhance the Islands natural and historic environments, and to
protect the integrity of international, national and local
designations.
SP7 - Travel - Offers support for proposals that increase travel
opportunities
and provide alternative means of travel to the car. Development
proposals should not negatively impact on the Islands strategic
road network, or the capacity of lower level roads to support the
proposed development.
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DM1 Sustainable Build Criteria for New Development - States
that
development on the Island should include measures to reduce
carbon dioxide emissions from energy use.
DM2 - Design Quality for New Development Gives support to
proposals for
high quality and inclusive design to protect, conserve and
enhance the existing environment whilst allowing change to take
place. The policy states that relevant information relating to the
site size, location and context is required and that proposals will
be expected to provide an attractive, functional and adaptable
built environment, optimise the potential of the site taking into
account constraints, be appropriately landscaped and compliment the
surrounding area.
DM8 - Economic Development In principle gives support to growth
in
economic development.
DM11 - Historic and Built Environment Supports proposals that
positively conserve and enhance the special character of the
Islands historic and built environment.
DM12 - Landscape, Seascape, Biodiversity and Geodiversity
Supports
proposals that conserve, enhance, and promote the landscape,
seascape, biodiversity and geological interest of the Island.
DM17 Sustainable Travel - states that the council will support
proposals that
increase travel choice and provide alternative means of travel
to the car.
5. Consultee and Third Party Comments
5.1 Internal Consultees
The Highway Engineer from Island Roads on behalf of the Highway
Authority recommends conditional approval. These comments are
expanded upon within the evaluation section of this report.
5.2 The Senior Ecology Officer comments that the report
submitted in support of the planning application adequately
discusses nature conservation issues. A condition is recommended to
ensure that the ecological measures detailed within the submitted
information are implemented.
5.3 The Environmental Health Officer has requested a condition
with regards to possible land contamination due to a nearby former
landfill site.
5.4
The Environmental Health Officer has also provided comments on
matters of noise, odour and lighting. No objection is raised to the
principle of the development on these grounds and conditions are
recommended. Further consideration of these matters is discussed in
the evaluation of this report.
5.5 The Economic Development Project Officer comments that from
an economic development point of view, this is a desirable
development. The attraction to known hotel brands such as Premier
Inn fits well with the objective of raising the quality of the
Islands tourism offer. In creating 24 new jobs, having a stated aim
of recruiting at least 50 percent from NEET (Not in Education,
Employment or Training) young people and boasting an extensive
skills/apprenticeship programme, the development meets several of
the aspirations of the Councils economic strategy.
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5.6
The Public Rights of Way team have commented that the capital
programme include a scheme to replace the pedestrian footbridge
just north of the development site (on Public Footpath SS25). They
have therefore requested money for a replacement footbridge be
secured through a Section 106 Agreement.
5.7
External Consultees Southern Water have provided sewer records
showing the approximate position of the combined and surface water
sewers crossing the site. They highlight matters to consider when
building near to sewers, including the position of planting and
soakaways as well as the need for measures to protect the sewers
during the construction process. The comments confirm that Southern
Water can provide foul disposal to service the development but
recommend a condition be attached to any permission to agree
details of both foul and surface water sewerage disposal.
5.8
The Crime Prevention Design Advisor from the Hampshire
Constabulary has recommended that consideration be given to
lighting and CCTV within the car park to provide safety and
security of motor vehicles.
5.9 Parish/Town Council Comments Lake Parish Council have
confirmed that they wish to make no comment on the application.
Sandown Town Council were also consulted given the wider
implications of this proposal, but they have chosen not to lodge a
formal comment.
5.10
Third Party Representations 5 letters of objection have been
received from local residents, including those immediately adjacent
to the site, raising issues that can be summarised as follows:
Believed field was allocated for agricultural land Current low
level of light pollution which encourages wildlife Closeness and
elevation of the development would mean a huge increase in
light and noise pollution for residential properties Loss of
privacy from overlooking Building could be repositioned further
west, with the car parking adjacent to
residential properties to reduce the impact. Neighbouring
residential property was refused permission for a third storey,
yet this application is for a three storey development
Overwhelming size would be intimidating Loss of natural light
Previously approved industrial units would be single storey and
therefore
would have lesser impact Out of keeping with the rural nature of
the area Should invest and improve existing brownfield sites in the
area Hourly bus service and twenty minute walk to the train station
would not
encourage access by any means other than the car Effect on the
setting of the listed farmhouse Not demonstrated demand/need for
the accommodation Would add to existing traffic congestion, in turn
increasing the possible danger
to school children 3 storeys would be excessive Would make the
area seem very commercial on one of the main roads leading
into a major tourism area
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Insufficient parking for guests and staff Comments have also
been received with regards to loss of view and loss of property
value but these are not material planning considerations and
therefore cannot be afforded any weight in the determination
process.
6. Evaluation
6.1
Principle of a hotel in this location The application site is
located within The Bay Key Regeneration Area boundary and partly
within the settlement boundary. Policy SP1 outlines that the
Council will, in principle and in line with its overarching
approach to economic lead regeneration support development of
appropriate land which falls within these areas. The Policy
continues by stating that outside of defined settlements, proposals
for tourism related development will be supported in accordance
with Policy SP4.
6.2 The application is locationally considered to be in
accordance with the aims of Policy SP1. The scheme is also
considered to represent economic lead regeneration. Turning to
Policy SP4, this discusses that the Council will support
sustainable growth in high quality tourism and proposals that
increase the quality of existing tourism destinations and
accommodation across the Island. Furthermore it outlines that
tourism related development proposals should maintain a mix of
tourism accommodation that offer a range of styles, types and
quality of provision.
6.3
The proposed development is for a Premier Inn. This is a
national chain which is currently only represented on the Island in
Newport. This nature of hotel is a known quantity and therefore
very popular with the one night and weekend break market. In line
with the aims of Policy SP4 this is a style and type of facility
which is not available in The Bay. There are two other budget brand
hotels on the Island but these are in Newport and Ryde and
therefore the nature of accommodation is missing from the market
within the south-east.
6.4 The NPPF considers that hotels are town centre uses and as
such, if not in accordance with an up-to-date Local Plan a
sequential test is required. The proposed development accords with
the principles of SP1 and SP4 and therefore a sequential test is
not considered necessary to justify the location of the
development. However, as the site is greenfield the applicant has
given due consideration to other potentially suitable sites on
previously development land. The application has been submitted
with a sequential assessment which considers existing hotels that
are for sale and brownfield sites within the town. This is
considered to have satisfactorily demonstrated that the land on
which existing hotels are positioned and brownfield sites would be
too small or unsuitable for the quantum of development required by
this companys business model.
6.5 The Hotel Futures (2005) forms a background document to the
Core Strategy and outlines that most of the Islands hotels of 50+
bedrooms are only 2* rated and therefore identifies a need to
improve the quality of provision. It further discusses a key market
for the Island being short breaks and a secondary market for
business visitors. These are generally the visitor to this type of
hotel. The study does suggest that the primary interest for budget
hotels is within Cowes, Ryde and Newport. However, in the longer
term it acknowledges that development in the Bay area may be
appropriate. On the basis of the age of this document, being
produced in 2005, it is considered to hold little weight in the
determination process. The longer terms aim for this nature of
development in the Bay was due to lack interest from operators at
the time of the study. This application is supported by an operator
and therefore would be considered deliverable.
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6.6
Letters of representation from third parties have raised
concerns regarding the principle of the development both with
regards to need/demand for the facility and concern that investment
and improvement on existing brownfield sites in the area is
required. The latter point is not in dispute as it is acknowledged
that re-development of brownfield sites is important to the
regeneration of the bay area, however, as outlined above, the
submitted details have considered brownfield sites in the locality
and they were not deemed appropriate for the proposed development.
It is not considered that the development of this site would
prejudice the potential for those identified brownfield sites to
come forward.
6.7
The issue of need/demand is not a matter for planning debate
when considering tourism development. Policies support the general
principle of such developments, as the Island is a tourist
destination; these facilities are considered important to sustain
consumer choice. Information submitted for the application has
indicated that, following the continued success of the Newport
site, Premier Inn have been looking for a site in the Sandown area
for some years.
6.8
Part of the proposed site, specially the area of the proposed
car park, is within the settlement boundary and has extant
permission for industrial development. This permission has been
referred to by the neighbouring properties. The land is not
allocated and therefore there is no protection for this use on the
site. However, the permission does show an acceptance of commercial
development within this location and thus offering employment
opportunities. Whilst a hotel would not provide manufacturing or
industrial opportunities, it would nonetheless generate jobs.
6.9
The principle of a hotel in this location is therefore
considered to be acceptable and would accord with the policies SP1
and SP4 of the Core Strategy.
6.10
Impact on neighbouring properties The closest residential
properties are to the south of the proposed building. These being
Blackpan House and Blackpan Cottage. There are two further
dwellings and flats to the south of these houses but it is not
considered that they would be affected by the proposed development,
due to the distance and the intercepting land.
6.11
The proposed building, at its closest would be approximately
17.2 metres to the neighbouring property, Blackpan Cottage and a
maximum of approximately 32.2. The closest distance would be to the
southern elevation return which incorporates only one window at
first floor level and a door at ground floor, serving a
stairwell.
6.12
The potential impact on these properties would be from potential
overlooking and over-dominance. Looking at these issues in
turn:
6.13
The proposals include significant changes in land levels to
reduce the potential impact on the closest neighbours. As a result,
although the closest elevation to the boundary would be two storeys
in height, measuring 7.25 metres from ground level, it would appear
just over single storey from the neighbouring land, approximately
3.6 metres from the adjoining ground level. This reduction in land
level together with the separation distance of 17.2 metres between
the buildings is considered to be such that the proposed
development would not have an over-dominant impact on these
properties. It is acknowledged that the height of the proposed
development would increase to three storeys but this would be at a
greater separation distance of 32.2 metres from the properties and
therefore the impact would be reduced and would again not result in
unacceptable dominance from the built form.
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6.14
The application also includes landscaping along the boundary
with the neighbouring property. Although this would be at the lower
land level, it would provide a visual break and over time,
screening.
6.15
As outlined above, the return of the building, this being the
element closest to the neighbouring property, would not contain any
windows to rooms. The window into the stairwell is not considered
to result in overlooking and the door would be below the ground
level of the neighbouring site. The main elevation of the building
would contain a number of bedroom windows, which it is acknowledged
would overlook the neighbouring properties. However, when taking
into consideration the distance between the properties and the
nature of the development, the windows serving bedrooms rather than
main living areas, Officers consider that the overlooking would be
significantly greater than currently experienced but would not be
unacceptable. Furthermore, the area of land between the boundary of
the site and the neighbouring residential dwellings is mainly
approach road/driveway and would therefore not be used a primary
amenity space.
6.16
Letters of objection have raised concerns with regards to loss
of view and loss of property value but these are not planning
considerations. Comments have also expressed an understanding that
the area in question was allocated as agricultural land and the
proposed industrial units would have only been single storey. The
land has no allocation and it is not believed to have been used for
agriculture or actively farmed for some time. The approved
industrial development was only in outline form and therefore the
height of the development had not been set.
6.17 Comments received have also asked why the proposed layout
has been presented and, whilst not objecting to the principle of
the development, would prefer to see the building and the car
parking switched. This alteration was discussed with the developer
at pre-application stage, but unfortunately due to the position of
an underground services easement, within which no development could
be positioned, there was not sufficient land south of the easement
to accommodate the proposed building. The design was however
amended to reduce the height of the building in places and the
overall land level, in order to reduce the overall potential
dominance and the return in the footprint was incorporated, rather
than a rectangular footprint, to reduce the overall number of
windows facing southwards.
6.18 Environmental Health Officers have considered the potential
impact of noise, odour and lighting on the residential amenity of
the nearest dwellings. The nature of the kitchen for this type of
hotel, which generally just provides breakfast, is such that high
odour foods would not be cooked. Odour is therefore not considered
to be of concern. Officers consider that the building itself sits
between the air conditioning and plant and the nearest neighbouring
properties, therefore would itself provide a level of sound
attenuation to an extent that the main impact from noise from plant
would be on hotel residents, which would be a management issue of
the hotel. It is acknowledged that there would be potential for
disturbance from hotel guests, due to comings and goings, but again
this could and should be managed by the hotel operators. There
would be a need for some level of lighting within the car park and
around the building for safety and security reasons but it is
considered that this could be kept to an operational minimum and of
a type and design which would result in minimum light spillage. It
is proposed that a lighting scheme is conditioned in order that
potential impacts are kept to an acceptable level.
6.19
In conclusion it is acknowledged that the outlook and
surroundings of the neighbouring residential units would change
quite significantly but it is not considered that this would be
unacceptable.
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6.20
Impact on the character of the area The area is currently of a
mixed character with commercial and residential development. It has
also seen changes in character over the years with the construction
of a new roundabout, the conversion of the derelict Merrie Gardens
Farm and the consent for industrial development, although this has
not been implemented.
6.21
Comments have been received from local residents raising
concerns that the proposed development would make the area seem
very commercial on one of the main roads leading into a major
tourism area. Officers consider that this area currently has a very
commercial appearance with Morrisons, Spithead, Lake Industrial
Park and Merrie Gardens. Although the area on which the building
would be located is grassland it is not considered to have a
significantly rural appearance. The proposed building would be set
back from the road and although three storeys in height would be at
a lower ground level. It is not considered that the proposed
development would have a detrimental impact on the character of the
area.
6.22
Concerns have been raised by local residents with regards to the
potential impact on the setting of the newly refurbished listed
building, Merrie Gardens. The views through to and from the fields
at the rear of the farmhouse are important as they are a remnant of
its original setting. Whilst the setting of the site has been
dramatically altered over the years by development in the locale,
it is important to preserve what setting remains. The application
has been supported by a heritage impact statement which considers
the impact to the setting of the listed building and draws
comparisons with the extant outline permission for industrial
units. The view diagrams presented clearly show that the outline
permission would have a greater impact upon the setting of the
building than the current proposal. Whilst the current proposal is
in part 3 storey, the distance from the listed building and its
siting away from the immediate rear of the farmhouse means that
whilst it would still impact upon the setting of the farmhouse, the
level of impact is acceptable in this instance, given the evolving
nature of the surrounding area. Importantly there would still be
views through to and from the open countryside beyond.
6.23
Socio-Economic Benefits It has been acknowledged above that the
proposed development would result in an impact on the existing
environs of the neighbouring residential properties. This impact
needs to be balanced against the potential benefits resulting from
the proposal.
6.24
Policy DM8 states that the Council will, in principle support
growth in economic development. The proposed development is
considered to fall within this category, resulting in the creation
of 22 full time equivalent jobs. The application details also
include an aim that 50 percent of these jobs would be from those
classified as NEET young people (Not in Education, Employment or
Training). This has been supported by the Councils Economic
Development Project Office who has stated that this would be a
desirable development.
6.25
Taking into consideration the potential job creation on site,
not to mention the in-direct economic advantages of an 81 bedroom
hotel within The Bay, the proposed development is considered, on
balance, to make significant positive contributions that would
outweigh the resultant change to the environment.
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6.26
Highway Considerations The proposed hotel would be accessed off
an existing extension to the northern arm of the newly constructed
Merrie Gardens roundabout. The proposed car park would form a
junction with the access road. The required visibility for the
access is physically achievable, although the plans currently show
a 1.8 metre close boarded fence obscuring the northern splay. This
would not be of concern at this time as the road terminates 6
metres north of the access. However, in order to future-proof the
access, in the event that future development is bought forward
north of the site, a condition is recommended that part of this
fence is set back in line with the northern splay.
6.27
The application has been submitted with a Transport Statement
and an associated addendum, which has considered the impacts that
the proposal would be likely to have on the adjacent highway
network. This information details potential trip generation onto
the roundabout from the proposed development, based on similar
Premier Inn sites across the Country. This information demonstrates
that the roundabout would operate within capacity. Therefore, while
none of the comparison sites are identical in terms of
accessibility, on-site parking provision and seasonal variation, it
is clear from the ten sites compared, that there is a common theme
in terms of traffic generation and the minimal impact would not be
of a scale that would result in a sustainable reason for
refusal.
6.28 The site is considered to have good pedestrian connectivity
with pavements and controlled crossing points to local services.
The application has been submitted with a Travel Plan which seeks
to achieve a reduction in reliance on the private motor vehicle.
There is a bus stop within 150 metres of the site and the railway
station is within 1.1km, which is considered to be an acceptable
walking distance.
6.29
Consideration has also been given to the potential impact from
the construction process, due to the level of material which would
have to be removed from the site to facilitate the proposed level
changes. Information has been submitted to outline that the removal
of approximately 2,000 cubic metres of spoil would be required. It
would be the intention in the construction programme that this
would be removed over a period of 4 weeks, generating the need for
approximately 200 HGVs, which would equate to 50 HGVs per week/ 10
per day (equivalent to 20 two-way HGV movements per day). The
applicants have presumed a 10 hour working day Monday Friday for
the removal of the spoil (e.g. 8am to 6pm), thus resulting in an
average of 1 HGV visit per hour (2 movements).
6.30 The Highway Engineer has given due consideration to the
above figures and has concluded that as the proposed hotel would
generate approximately 22 trips in both the AM and PM peaks and it
has been proven that the roundabout has capacity in that scenario,
the potential 2 trips per hour from construction vehicles would not
result in a capacity issue. Furthermore, as the new roundabout arm
has been designed and constructed to accommodate service vehicles,
it is considered that there would be no issue with construction
vehicles associated with building the hotel.
6.31
Public Rights of Way have requested that a Section 106 Agreement
be entered into to secure monies for the replacement of a
footbridge on the footpath running to the east of the site. These
works form part of the intended capital programme. Officers do not
consider this to be reasonably linked to the potential impacts
resulting from the development, as there would be no reason for a
guest to utilise this footpath. The nature of occupant of these
types of hotel is unlikely to simply go for a walk in the local
area, they are more likely to be focused on a destination, which
this footpath would not lead to.
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6.32
Concerns have been expressed by local residents with regards to
the level of parking proposed on site. The scheme incorporates 81
spaces, and as an 81 bedroom hotel this is not considered to allow
for staff parking. Officers have considered this matter carefully
and based on the information submitted, which looks at the parking
demand profile for a Premier Inn. This information showed that the
peak demand associated with the proposed development would occur
overnight and be equivalent to 0.73 occupied spaces per room sold
(assuming all rooms are sold). On the basis of this information the
application is considered to provide sufficient parking at 1 space
per room. However, it can also be noted that the site is in very
close proximity to the Merrie Gardens Public House, which has a
large car park which is empty at the times in which the hotel would
have maximum demand (overnight). Therefore, should this become an
operational issue of the hotel they could reach agreement with the
Public House to utilise their car park at night, when not required,
for staff.
6.33
Furthermore, the application has been supported with a Travel
Plan which would seek to encourage staff to use alternative modes
of transport, such as arriving at the site by foot or bus. This
would be in line with the site aspirations to appoint staff from
the local area, who may not need to drive to work.
6.34
Giving due consideration to all of the points raised above the
proposed development is considered to provide sufficient
parking.
7. Conclusion
7.1 Giving due regard and appropriate weight to all material
considerations referred to in
this report Officers consider that the proposed development
would provide and important facility within the south-east of the
Island leading to job creation and positive economic development
thus justifying the changing environs for the surrounding
residential properties.
8. Recommendation
8.1 Conditional permission
9. Statement of Proactive Working
9.1
In accordance with paragraphs 186 and 187 of the NPPF, the Isle
of Wight Council take a positive and approach to development
proposals focused on solutions to secure sustainable developments
that improve the economic, social and environmental conditions of
the area in the following way:
The IWC offers a pre application advice service Updates
applicants/agents of any issues that may arise in the processing
of
their application and suggest solutions where possible In this
instance the applicant was provided with pre application advice and
updated of any issues after the initial site visit.
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Conditions/Reasons: 1 The development hereby permitted shall be
begun before the expiration of 3 years from
date of this permission. Reason: To comply with Section 91 of
the Town and Country Planning Act 1990.
2 No development shall take place until samples of materials to
be used in the construction of the external surfaces of the
development hereby permitted have been submitted to and approved in
writing by the Local Planning Authority. This shall include a
sample panel, to be erected on site of the proposed stone.
Development shall be carried out in accordance with the approved
details. Reason: In the interests of the amenities of the area and
to comply with policy DM2 (Design Quality for New Development) of
the Island Plan Core Strategy.
3 With the exception of the requirement outlined within
condition 7, the development hereby permitted shall only be carried
out in complete accordance with the details shown on the submitted
plans, numbered 494-01, 3434/P3 Revision A, 3434/P4 Revision B,
3434/P5 Revision B, 3434/P6 Revision B, 3434/P7 and 3440/10/001
Reason: For the avoidance of doubt and to ensure the satisfactory
implementation of the development in accordance with the aims of
policy DM2 (Design Quality for New Development) of the Island Plan
Core Strategy.
4 Prior to works commencing on site details of the ecological
measures outlined within the Ecological Appraisal Report submitted
with the application shall be submitted to and agreed in writing
with the Local Planning Authority. The details shall include, but
not exclusively limited to:
Timings of operations Reptile relocation strategy
The agreed details should be adhered to on site. Reason: To
ensure that the development takes adequate account of potential
nature conservation in accordance with policy DM12 (Landscape,
Seascape, Biodiversity and Geodiversity) of the Island Plan Core
Strategy.
5 Development shall not begin until details of the design,
surfacing and construction of any new roads, footways, accesses and
car parking areas, together with details of the means of disposal
of surface water drainage therefrom have been submitted to and
approved in writing by the Local Planning Authority. Development
shall be carried out in accordance with the approved details.
Reason: In the interests of highway safety and to comply with
Policy DM2 (Design Quality for New Development) of the Island Plan
Core Strategy.
6 The building hereby approved shall not be bought into use
until space has been laid out in accordance with drawing 3434/P3
Revision A for 81 cars to be parked and for vehicles to be loaded
and unloaded and for vehicles to turn so that they may enter and
leave the site in forward gear. The space shall not thereafter be
used for any purpose other than that approved in accordance with
this condition. Reason: In the interests of highway and to comply
with Policies DM2 (Design Quality for New Development) and DM17
(Sustainable Travel) of the Island Plan Core Strategy.
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7 Development shall not begin until details of the sight lines
to be provided at the junction between the access of the proposed
car park and the access road have been submitted to and approved in
writing by the Local Planning Authority and the development shall
not be occupied until those sight lines have been provided in
accordance with the approved details. Nothing that may cause an
obstruction to visibility shall at any time be placed or be
permitted to remain within the visibility splay shown in the
approved sight lines. Reason: In the interests of highway safety
and to comply with policy DM2 (Design Quality for New Development)
of the Island Plan Core Strategy.
8 Steps, including the installation and use of wheel cleaning
facilities in accordance with details to be submitted to and
approved in writing by the Local Planning Authority, shall be taken
to prevent material being deposited on the highway as a result of
any operation on the site. Any deposit of material from the site on
the highway shall be removed as soon as practicable by the site
operator. Reason: In the interests of highway safety and to prevent
mud and dust from getting on the highway and to comply with
policies DM2 (Design Quality for New Development) and SP9
(Minerals) of the Island Plan Core Strategy.
9 Development shall not take place until full details of both
hard and soft landscape works have been submitted to and approved
in writing by the Local Planning Authority and these works shall be
carried out as approved. These details shall include proposed
finished levels or contours; means of enclosure; car parking
layouts; other vehicle and pedestrian access and circulation areas;
hard surfacing materials. Reason: To ensure the appearance of the
development is satisfactory and to comply with policy DM2 (Design
Quality for New Development) of the Island Plan Core Strategy.
10 All planting, seeding or turfing comprised in the approved
details of landscaping shall be carried out in the first planting
and seeding seasons following the occupation of the buildings or
the completion of the development, whichever is the sooner, and any
trees or plants which within a period of 5 years from the
completion of the development die, are removed or become seriously
damaged or diseased shall be replaced in the next planting season
with others of similar size and species, unless the Local Planning
Authority gives written consent to any variation. Reason: To ensure
the appearance of the development is satisfactory and to comply
with policy DM2 (Design Quality for New Development) of the Island
Plan Core Strategy.
11 Prior to the instillation of any lighting on site, either on
the building, in the car park or part of the landscaping scheme
details shall be submitted to and approved in writing by the Local
Planning Authority. No lighting other than that agreed through this
condition shall be installed on site. Reason: To protect the
amenities of the neighbouring residential properties and to accord
with policy DM2 (Design Quality of New Development) of the Island
Plan Core Strategy.
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02 Reference Number: P/00763/13 - TCP/02068/W
Parish/Name: Arreton - Ward/Name: Arreton and Newchurch
Registration Date: 19/06/2013 - Outline Planning Permission
Officer: Steve Wiltshire Tel: (01983) 823552 Applicant: NCCG (
Newclose County Cricket Ground ) Outline for hotel, associated
facilities and parking Newclose County Cricket Ground, Blackwater
Road, Newport, Isle of Wight. The application is recommended for
Conditional Permission
REASON FOR COMMITTEE CONSIDERATION This planning application has
been referred to the Planning Committee for consideration by Cllr
Downer, as adjoining Ward Member, due to the following concerns
with the proposed development;
Access and egress onto the A3020 since the road carries a
considerable amount of traffic.
The size of the proposed hotel would not be in keeping with the
rural area. The area is on a floodplain and further development
would make it worse. Light pollution and noise are also matters of
concern.
MAIN CONSIDERATIONS The main issues in the consideration of this
outline planning application are;
The principle of a hotel in this location on a greenfield site
outside of the defined settlement boundary
Siting and visual impact of the proposed development within the
landscape and on the setting of the Area of Outstanding Natural
Beauty
Impact on the amenities of neighbouring occupiers Impact on
heritage assets Impact on trees Impact on ecology Vehicular access
and parking arrangements Public Rights of Way
1. Details of Application
1.1. This application seeks outline planning permission for the
erection of a hotel on land
to the north of Newclose Cricket Club. Access, layout and scale
have been put forward for full consideration as part of this
planning application, with matters relating to appearance and
landscaping reserved for future consideration through a reserved
matters application.
1.2 The submitted plans show that the hotel would be three
storeys in scale with a hipped roof and is shown to be sited to the
north of the existing Newclose cricket ground, clubhouse and car
parking area. The main faade of the hotel would face south over a
car parking area constructed of permeable pavers, with a service
area to the south.
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A terraced area would be provided to the north of the hotel with
aspect over a tennis court which is proposed in the northern corner
of the site. Vehicular access to the hotel would be via the
existing site entrance into Newclose Cricket Club, with a new spur
road running to the north to access a car park and a service area.
The car parking area would provide a total of 96 spaces for guests
as well as 4 spaces for disabled persons adjacent to the entrance.
Parking for 7 staff is shown within the service yard area.
1.3 The application is in outline format, therefore detailed
drawings for the proposed hotel have not been supplied. Indicative
drawings have been provided to support the application that show a
60 bedroom hotel of a classical design with entrance portico,
projecting bay features, sliding sash windows and a hipped slate
roof behind a stone copping parapet. No indicative details for the
landscaping of the site have been supplied. The application has
been supported by a Planning, Design, Access and Heritage
Statement.
2. Location and Site Characteristics
2.1 The application site extends to a total of 1.0 hectare and
is located within the
Newclose Cricket Club complex on an open grassed area of land
that is currently used for overspill car parking on match days. The
county cricket ground on the site was completed in the Summer of
2008, following the grant of planning permission for this use in
November 2006. The main cricket clubhouse and associated cricket
ground is situated to the south of the application site, and
separated by a formal car parking area serving the ground.
2.2 The site is within a rural setting in the valley of the
River Medina on the western side of the A3020 Blackwater Road,
approximately 2 km to the south of Newport. There is a tree belt to
the west of the cricket ground which is designated as a Site of
Importance for Nature Conservation, which separates the site from
the Newport / Sandown cycle track, following the course of the
Medina. The site is sandwiched between two parts of the Isle of
Wight Area of Outstanding Natural Beauty, to the east and west of
the cricket ground.
3. Relevant History
3.1. There is no planning history for the development of a hotel
in this location, the
following planning applications relate to the development of the
cricket ground. P/01726/12 Replacement of planning permission
(P/01571/09 - TCP/02068/G: alterations and conversion of lower
ground floor and roofspace to provide additional facilities
ancillary to existing use of the cricket pavilion, to include
dormer windows on front and rear elevations and balconies with
balustrading on front elevation; cupola) in order to extend the
time limit for implementation.
Approved - 24.01.2013
P/01542/09 Alterations and conversion of lower ground floor and
roofspace to provide additional facilities ancillary to existing
use of the cricket pavilion, to include dormer windows on front and
rear elevations and balconies with balustrading on front elevation;
cupola.
Approved 15.12.2009
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P/02126/06 Change of use of agricultural land to cricket ground
to include construction of cricket pavilion and store; parking and
vehicular access.
Approved 24.11.2006
4. Development Plan Policy
4.1. National Planning Policy Framework (NPPF).
The NPPF sets out three roles (economic, social and
environmental) that should be performed by the planning system. The
Framework states that pursuing sustainable development involves
seeking positive improvements in the quality of the built, natural
and historic environment, as well as in peoples quality of life,
including (but not limited to):
making it easier for jobs to be created in cities, towns and
villages
moving from a net loss of bio-diversity to achieving net gains
for nature
replacing poor design with better design
improving the conditions in which people live, work, travel and
take leisure and
widening the choice of high quality homes
4.2 Island Plan Core Strategy.
The following policies from the Core Strategy are considered to
be relevant to the consideration of this application. SP1 - Spatial
Strategy; The application site is identified as being outside
the
settlement boundaries around defined settlements and thus falls
within the Wider Rural Area. Outside of defined settlements,
proposals for tourism related development will be supported in
accordance with Policy SP4.
SP3 Economy; States that economic growth on the Island will be
focussed upon employment, retail and high quality tourism.
Sustainable growth in the rural economy will be supported.
SP4 Tourism; The Council will support sustainable growth in high
quality
tourism and proposals that increase the quality of existing
tourism destinations and accommodation across the Island.
SP5 Environment; Offers support for proposals that protect,
conserve and / or
enhance the Islands natural and historic environments, and to
protect the integrity of international, national and local
designations.
SP7 Travel; Supports proposals that increase travel choice,
provide
alternative means of travel to the car and help reduce the
impact on air quality and climate change.
DM2 - Design Quality for New Development; Gives support to
proposals for
high quality and inclusive design to protect, conserve and
enhance the existing environment whilst allowing change to take
place. The policy states that relevant information relating to the
site size, location and context is required and that proposals will
be expected to provide an attractive, functional and
19
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adaptable built environment, optimise the potential of the site
taking into account constraints, be appropriately landscaped and
compliment the surrounding area.
DM8 Economic Development; The Council will support proposals for
a variety
of economic development proposals, including rural economic
development opportunities and farm diversification schemes that
contribute to the sustainability of the wider countryside.
DM11 Historic and Built Environment; Supports proposals that
positively
conserve and enhance the special character of the Islands
historic and built environment.
DM12 - Landscape, Seascape, Biodiversity and Geodiversity
Supports
proposals that conserve, enhance, and promote the landscape,
seascape, biodiversity and geological interest of the Island.
DM13 Green Infrastructure; Supports proposals that protect,
enhance and
manage a diverse network of multi-functional green
infrastructure assets across the Island.
DM14 Flood Risk; Expects all development proposals to reduce the
overall
and local risk of flooding on the Island.
DM17 Sustainable Travel Supports proposals that increase travel
choice. Requires developments to comply with the Councils
Residential and Non-Residential Parking Guidance SPD.
5. Consultee and Third Party Comments
5.1 Internal Consultees
Environmental Health Officer Has no adverse comment in respect
of this application as regards noise, odour, fumes etc. Planning
Archaeologist Raises no objection in terms of impact on
archaeological heritage assets. Rights of Way Officer Requests a
footpath link between Public Footpath A38 and the cycle track
alongside the Medina. Senior Ecology Officer Raises no objection to
the proposed development in terms of impact on the adjacent SINC.
Tree Officer In light of the supplementary information received,
considers the impact on trees within the SINC to be at an
acceptable level. Conditions are requested in the event of a
recommendation for approval.
5.2 External Consultees AONB Partnership Leave it to the LPA to
consider whether a hotel is appropriate in this location. Express
concern over the height and mass of the proposed hotel building, as
it is likely to introduce a new dominating structure into views
over the wider landscape and the setting of the AONB. Would object
to any permanent non-agricultural use of the fields to the west of
the Medina.
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Environment Agency Has no objection to the development. Highways
Engineer from Island Roads on behalf of the Local Highway Authority
Raises no objection to the development. Requests an off-site
highway condition relating to the provision of a footway between
the bus stop and the site entrance in the event of approval.
5.3 Parish/Town Council Comments Arreton Parish Council Object
to the proposal on grounds that; it is outside the development
envelope, will be an eyesore on the AONBs each side of the site,
part of the area is floodplain, increase in traffic generation,
adverse impact on a SINC, not an appropriate place for a Newport
Hotel, excessive light pollution, access to the overflow car park
is unclear. Newport Parish Council Object to the application on
grounds that although there is a demand for this type of hotel
development on the Island, the site is inappropriate as it is well
outside the main built up area. As such it would be undesirable
commercial intensification out of character with the rural
area.
5.4 Members should note that the application site falls within
Arreton Parish, with Newport Parish abutting the northern boundary
of the site.
5.5 Third Party Representations 18 letters of representation
have been received to the proposal from third parties, including
Island Watch and the CPRE which object to the proposal on the
following planning grounds that are summarised below;
Adverse impact on this rural area. The site is outside the
settlement boundary for Newport. The scale of the building would be
overdevelopment and constitute a visual
intrusion within the landscape. The proposal would lead to and
encourage ribbon development along this
road. There is no shortage of hotels on the Island. A limited
number of matches involve mainland teams. Light pollution from the
bedroom windows. Adverse impact on the adjacent SINC (drainage) The
access to the overflow car park from Marvel Lane is not suitable.
Noise and disturbance to the neighbouring properties from tennis
courts. Adverse impact on the AONB. Risk to traffic from tennis
courts.
5.6 20 letters have been received which support the application
on the following grounds;
The proposal would provide a good quality addition to the sports
venue for visiting cricketers and supporters.
There is a lack of such good quality hotel facilities on the
Island. The proposal would benefit the Islands economy.
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6. Evaluation
Policy Considerations
6.1
The Island Plan Core Strategy identifies the application site as
lying outside the settlement boundary for Newport, thus falls
within the Wider Rural Area. There are no other designations
pertaining to the application site.
6.2 Principle of Development Policy SP1 (Spatial Strategy) of
the Core Strategy supports development on appropriate land within,
or immediately adjacent to the defined settlement boundaries, and
will prioritise the redevelopment of previously developed land
where such land is available, suitable and viable for the proposed
development. Unless a specific local need is identified development
proposals outside the defined settlements will not be supported.
Policy SP1 also gives support for proposals for tourism related
development, in accordance with Policy SP4 (Tourism).
6.3 Policy SP4 supports sustainable growth in high quality
tourism and proposals that increase the quality of existing tourism
destinations across the Island. The policy also states that the
Council wishes to see the Island become an all year round tourism
destination, which develops niche tourism products.
6.4 Hotels are identified as a main town centre use within the
NPPF, with Local Planning Authorities advised to apply a sequential
test to planning applications that are not in an existing centre
and not in accordance with an up-to-date local plan. Applications
for main town centre uses should be located in town centres, then
in edge of centre locations and only if such sites are not
available should out of centre locations be considered. When
considering out of centre locations, the NPPF advises that
preference should be given to accessible sites that are well
connected to the town centre.
6.5 The application seeks outline planning permission for a
hotel, the primary purpose for which is to provide tourist
accommodation in support of cricket events at the hotel, and to
help promote it as a national and international destination for
cricket enthusiasts. Out of the cricketing season the hotel is
being promoted as a high class facility in an attractive rural
location. The Design and Access Statement also promotes the hotel
as facilitating the establishment of a cricketing academy at the
ground to provide facilities for both local and visiting
players.
6.6 A key objective of the Core Strategy is to promote economic
development, and one of the areas for achieving this aim is through
the promotion of tourism and related projects. The study Hotel
Futures a Review of Hotel Performance and Future Development
Strategy (2005) is a background paper to the Core Strategy, this
document identifies attracting investment in new hotel development
as a key priority for the Island.
6.7 The main objective of the proposal is to provide a high
quality hotel to support cricketing venue, as well as offering
links to Newport and associated businesses. Although in outline
format, the supporting plans show that the proposal is capable of
delivering a high quality form of tourist accommodation which would
also offer a niche market in terms of the links to the cricketing
venue. The potential investment to deliver a high quality hotel
would assist in supporting helping to support the local economy,
through the provision of up to 60 permanent jobs, with a knock-on
effect for local suppliers. Thus in principle such a development is
in accordance with the aims of Policies SP1 and SP4 of the Core
Strategy.
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6.8 The strategic policies of the Core Strategy highlight the
use of appropriate land to deliver sustainable development and
prioritise the use of brownfield sites. Whilst the site is within
the Newclose Cricket Ground, it is currently a grassed area which
is only utilised for overspill car parking and thus constitutes a
greenfield site. The supporting Design and Access Statement seeks
to promote the site as the only site available to deliver the key
objective of the project in terms of promoting the links with the
cricket ground to provide a first class venue attracting investment
and the development of the facilities to international standards.
Officers note the strong links of the proposal to the cricketing
venue, and acknowledge the objectives and ethos behind the hotel
are unlikely to be achieved on another site within the settlement
boundary. The site is located in relatively close proximity (2 km)
from Newport Town Centre with a frequent bus service (every 15
minutes during the day) to / from the town centre. It is noted that
the applicant is seeking to improve sustainable transport measures
through the provision of a new footpath link from the bus stop into
the site, a pedestrian / cycle link for hotel guests to the
adjacent footpath / cycle way running alongside the western
boundary of the site, and also the offer to dedicate a footpath
link from the A3020 to the adjacent cycle way as a public right of
way to provide connectively in this area.
6.9 Officers also note the objectives of the NPPF to direct main
town centres towards town centre locations, where these are not in
accordance with the policies of an up-to-date local plan. In
considering the principle of the proposed development, Officers
acknowledge that the site is not a brownfield location within or
adjacent to the settlement boundaries of defined settlements, or
indeed a town centre location. However the scheme would result in
economic benefits in providing substantial investment into the
local economy in terms of job creation, as well as the delivery of
a high quality tourism facility associated with the cricketing
venue, which would not be achievable on any other site on the
Island, including town centre locations. As highlighted above, the
site is in close proximity to Newport and is easily accessible to
the town centre by sustainable modes of transport other than the
private car. From the discussion above it, therefore on balance
Officers conclude that the principle of this development is one
which should be supported in line with the aims of Policies SP1 and
SP4 of the Core Strategy to provide a high quality niche tourism
facility. Thus it is considered that the proposal is in accordance
with policies of an up-to-date local plan, and thus a formal
sequential test is not appropriate in this instance.
6.10 Siting and Visual Impact within the Landscape. The
application is in outline format, with layout and scale put forward
for detailed consideration as part of this application. Indicative
drawings have been provided to support the application which show a
60 bedroom hotel of a classical design with entrance portico,
projecting bay features, sliding sash windows and a hipped slate
roof behind a stone copping parapet. External appearance and
landscaping would be put forward for future consideration through a
separate application for the approval of reserved matters.
6.11 The submitted plans show that the hotel would be three
storeys in scale with a hipped roof and is shown to be sited to the
north of the existing Newclose cricket ground, clubhouse and car
parking area. The main faade of the hotel would face south over a
car parking area constructed of permeable pavers, with a service
area to the south. A terraced area would be provided to the north
of the hotel with aspect over a tennis court which is proposed in
the northern corner of the site.
6.12 The application site is not situated within the Isle of
Wight Area of Outstanding Natural Beauty (AONB) the boundaries
lying to the east of St Georges Lane incorporating Pan Down around
600 metres to the east and Marvel Lane / Nunnery Lane around 400
metres to the west. The AONB Partnership has commented that
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the site appears in views to and from the AONB, in particular
from public footpath A38 as it leaves the woodland on the western
side of St Georges Down. The Partnership expresses concern over the
height and mass of the hotel in terms of introducing a new and
dominating structure into views of the wider landscape, and
consider that there may be scope to minimise the impact on the
setting of the AONB by through a lower building and appropriate
landscaping.
6.13 The siting for the proposed hotel is shown to be on an area
of open land to the north of the cricket ground. A site inspection
has informed that from the A3020, this land is viewed as forming a
part of the cricket ground complex, separated from the ground and
clubhouse by the access road. The submitted plans show sections and
ground levels through the site, showing that the hotel would be
sited at a ground level approximately 2.5 metres lower than the
adjacent road. Sections through the site have demonstrated that
views of the proposed hotel from vehicles on the northbound
carriageway would be screened by the existing hedgerow, with views
of the roof gained from the southbound carriageway. Views of the
building from the cycle way to the west of the site would be
screened by the existing woodland area. For these reasons, Officers
consider that a building of the scale and massing indicated would
be visually acceptable within the landscape.
6.14 A single tennis court would be provided in the northern
corner of the site. The submitted plans show this would be sited
around 2.5 metres lower than the adjacent road. With the existing
hedgerow screening, any screen fencing around the tennis court
would be a lower level than this hedgerow, thus would not be
prominent in the landscape, and thus considered to be visually
acceptable.
6.15 Officers note the comments from the AONB Partnership and
have viewed the site from St Georges Lane, which forms the boundary
of the AONB to the east. Informed by the site inspection, Officers
note that due to existing vegetation, the number of viewpoints to
the site from St Georges Lane is limited to a few short sections
along this lane. From these locations the site is viewed in context
with other built forms along the valley (such as the existing
clubhouse building and dwellings fronting the A3055) thus the views
from / across the AONB are already affected to some degree by
existing development. In discussion with the AONB Partnership it is
understood that their concern relates to views across to the AONB
to the west of Marvel Lane when descending from St Georges Down.
Having walked Footpath A38, Officers note that views from this
footpath are restricted due to its sunken nature, and vegetation
cover. Views of the site on exiting footpath from the woodland
adjacent to Standen House are restricted by existing vegetation and
the local topography. Therefore Officers conclude that whilst the
site may be viewed from short sections of the AONB along St
George's Lane itself, the view already contains built forms of
development along the valley, and therefore it is unlikely that the
development would result in significant visual harm to the setting
of the AONB.
6.16 For these reasons Officers consider that the siting and
scale of the proposal would be acceptable within the landscape and
would not have a significant adverse impact on the character and
appearance of the nearby Area of Outstanding Natural Beauty. The
proposal is considered to be in accordance with the aims of
Policies SP5, DM2 and DM12 of the Island Plan Core Strategy.
6.17 Impact on the Amenities of Occupiers of the Neighbouring
Properties There are no properties directly adjacent to the
boundaries of the application site. The nearest residential
dwellings to the proposed hotel is West Standen Lodge, and nearby
Appletree Cottage and Chestnut Lodge, which is located
approximately 70 metres from the proposed building and separated
from the site by the A3020. The nearest properties are then over
200 metres from the site. Given the significant
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separation distance from the hotel to the closest neighbouring
properties, separated by a busy main road and consequential
vehicles noise, the proposal is not considered to have a direct
adverse impact on the amenities for occupiers of these neighbouring
properties.
6.18 The Councils Environmental Health Officer has raised no
objection to the proposed development on grounds of noise,
disturbance, fumes or odour. The Environment Agency has raised no
objection to the application as submitted.
6.19 For these reasons it is considered that the proposal is in
accordance with the aims of Policy DM2 of the Core Strategy and
Government advice contained within the NPPF.
6.20 Impact on Trees. To the west of the application site is a
tree belt which is also designated as a Site of Importance for
Nature Conservation (SINC). Therefore an assessment is required in
terms of the likely impact of the proposed development on the
health of the trees within the SINC.
6.21 From an Officer site inspection it was clear that the
canopy of the trees within the SINC had not been plotted accurately
on the original plans, thus revised plans were submitted correcting
this error. Following the receipt of the revised plans the Councils
Tree Officer has confirmed that the footprint of the buildings or
hard-surfaces would not extend into the tree canopy of this
woodland area, as such the impact on these trees is considered to
be acceptable. The Tree Officer highlights that the SINC is a wet
woodland area, which relies on water runoff from the site, thus
surface water should be redirected into the woodland. The Tree
Officer concludes that the health of the surrounding woodland could
be satisfactorily assured though the agreement of an arboreal
method statement and protective fencing during construction, which
should also include protection of the roadside hedge.
6.22 For these reasons the proposal is considered to be in
accordance with the aims of Policy DM12 of the Core Strategy.
6.23 Impact on Ecology The woodland area to the west of the
application site is designated as a Site of Importance for Nature
Conservation (SINC). The Councils Senior Ecology Officer
highlighted that the biodiversity of this area depended on the flow
of surface water into it from the surrounding land. The applicant
has confirmed within the submitted Drainage Strategy that the
parking areas would have permeable surfaces, thus allowing the
percolation of water into the SINC to remain as existing. Surface
water from the hotel building would need to be redirected into the
SINC. If these measures are undertaken, the Senior Ecology Officer
has confirmed that the impact of the development on the SINC would
be acceptable.
6.24 For these reasons the proposal is considered to be in
accordance with the aims of policy DM12 of the Core Strategy.
6.25 Impact on Heritage Assets. The application site is within
an area of high archaeological potential, thus has been supported
by a Heritage Statement assessing the impact on archaeological
heritage.
6.26 The Councils Planning Archaeologist has commented that the
application for the development of the approved cricket ground was
supported by extensive pre-application evaluation trenching to
geological depth which identified a Palaeolithic
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river terrace sequence at a depth of 4 metres. No archaeological
remains were discovered from this period. Two later cut features of
limited interest were identified and could be described as being of
local importance. The results of the investigation concluded the
area to be of limited archaeological potential.
6.27 In light of this previous evaluation, the Planning
Archaeologist concludes that whilst the proposed development would
result in a significant ground impact, this would be in an area
which has been demonstrated to be of low archaeological potential.
Therefore the combination of high impact and low potential of the
site suggests that the application does not require archaeological
mitigation and advises that the application can proceed without
further archaeological advice.
6.28 For these reasons the proposal is considered to be in
accordance with the aims of Policy DM11 of the Core Strategy and
Government advice contained within the NPPF.
6.29 Vehicular Access and Parking Arrangements. Access has been
put forward for detailed consideration as part of this planning
application. Newclose Cricket Ground is served via a vehicular
access from the A3020 which incorporates a right turn land for
vehicles travelling in a southerly direction. The access leads to a
gravelled access within the site which has a sharp left hand bend
leading into the application site. The submitted plans show that
the access would split with the proposed hotel development served
via a new internal access road, leading to a parking area for 100
vehicles. Vehicular access is also shown passing the western side
of the hotel leading to a service area to the west of the
hotel.
6.30 The Highways Engineer has commented that the proposal would
utilise the existing access serving the cricket ground off the
A3020 (Blackwater Road) which is an A classified road that is
covered by a 40mph speed in the vicinity of the access. The
junction was constructed with 4.5m x 120m visibility splays in
order to accommodate the cricket ground and as such the required
visibility splays remain in place to serve the proposed
development. The Highways Engineer has confirmed that the existing
junction is suitable to serve both the cricket ground and the
increased traffic movements associated with the proposed hotel.
6.31 The access road serving the hotel and cricket ground has a
minimum width of 7 metres and is therefore wide enough to enable
safe passage of vehicles. There is adequate width for the roads
within the car park and leading to the service area for vehicles to
pass and adequate turning space has been provided for service
vehicles to turn.
6.32 In terms of accessibility by sustainable means of travel,
the applicant has confirmed that an internal access route for
pedestrians and cyclists would be provided for hotel residents
along an existing track running around the rear of the cricket
ground, to enable guests to access the Newport to Sandown cycle
track. In addition, the applicant is proposing to introduce a new
footway to the site frontage from the bus stop on the western side
of Blackwater Road and the site entrance. The Highways Engineer
supports these measures and has advised that these should be
controlled through a condition. It is noted that the verge in which
the footway would be constructed forms part of the adopted highway
and as a result the applicant will be required to enter into a
Section 278 Agreement with the Isle of Wight Council.
6.33 The submitted plans show the provision of 100 visitor
spaces (including 4 disabled spaces) to serve the hotel, as well as
7 spaces for staff and a service yard to the west of the building.
The hotel would have 60 bedrooms, thus there would be over 1 space
per bedroom. This would appear to be excessive for the hotel
itself, although
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it is noted that these spaces are also proposed to be dual
purpose in providing parking for the associated cricket ground,
since the land is currently used as overspill parking. It is noted
that the Council has not adopted any parking standards (SPD) to
supplement policy DM17 of the Core Strategy. For these reasons the
number of spaces proposed is considered to be acceptable, and would
not result in any off-street parking pressure.
6.34 The submitted plans also show that the land to the west of
the Medina would be utilised as overspill parking during occasional
events. The applicant has confirmed that this land would be
accessed via the main site entrance on Blackwater Road, then along
the track to the rear of the pitch and across the pitch into the
fields to the west of the cycle track, with vehicles controlled
through marshals. Existing field gates into Marvel Lane and Sandy
Lane could be used for exits if required. The views of the Highways
Engineer have been sought, and he has advised that the Marvel Lane
/ Sandy Lane routes are poor in terms of visibility and would not
advocate increase in the use of these roads or the Blackwater
Hollow junction. Members should note that this land is shown to be
within the blue line application area (as opposed to the red line
area) and therefore does not form a formal part of this
application. The applicant has confirmed that the overflow would be
used on around 4 6 occasions per year. Such parking would thus be
undertaken under the 28 day rule for the use of land under Part 4
of the Town and Country Planning (General Permitted Development)
Order, and is not therefore subject to the control of the Local
Planning Authority. Therefore in the event of a recommendation for
approval, it is suggested that an informative to the applicant is
included to any permission, advising that the applicant liaises
with Island Roads to discuss the most suitable means to access the
overspill parking area.
6.35 To conclude the Highways Engineer has no objection to the
proposal, subject to the imposition of conditions in the event of a
recommendation for approval relating to; provision of footpath
links, provision of car parking and wheel washing for construction
vehicles.
6.36 For these reasons the proposed development is considered to
have an acceptable impact on the highway network in accordance with
the aims of policies DM2 (Design Quality for New Development), DM13
(Green Infrastructure), DM17 (Sustainable Travel) and SP7 (Travel)
of the Island Plan Core Strategy.
6.37 Public Rights of Way The Councils Public Rights of Way
Officer has requested that the applicant makes the existing
informal footpath to the south of the cricket pitch available for
use by members of the public in order to provide a link between the
cycle track and public footpath A38.
6.38 The Highways Engineer acknowledges the benefits of
providing this link, although expresses concerns that this would
not result in a safe crossing point of the A3020 for pedestrians
due to poor visibility to the south. Sufficient visibility or a
pedestrian island crossing point could not be provided within the
limit of the adopted highway and the land within the applicants
control due to the poor visibility and potential carriageway
widening required to accommodate a pedestrian island and the
associated lining.
6.39 Officers consider that there would be significant planning
gain for the provision of this footpath link which would complete a
link from St Georges Down to the cycle track. It is noted that this
link is open as a permissive path for the Walk the Wight event,
although marshalled due to the highway crossing. A site inspection
has confirmed that there is poor visibility in a southerly
direction, and this is a necessity due to the
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speed and volume of traffic on this main road. The requisite
visibility splays could only be achieved by cutting back the
hedgerow to the south, which is in the control of a third party.
The applicant has confirmed that he is willing to make this link
available as a public footpath, although there is a balance to be
met between the benefits of this provision and the highway safety
concerns. The visibility issues have not been resolved to the
satisfaction of Island Roads, thus Officers are not in a position
to make the provision of this footpath a requirement of the
development due to safety concerns. However, in the event of a
recommendation for approval, it is recommended that a condition is
imposed requiring the route of this footway to be safeguarded and
made available to the Councils Rights of Way Team for the provision
of a public footpath, should they be able to negotiate with third
parties the provision of acceptable visibility.
6.40 Flood Risk It is noted that the adjoining Ward Member has
expressed concerns about the site being within the flood plain with
the associated flood risks. The application is supported by a Flood
Risk Statement which states that the site is located in Flood Zone
1 where there is no risk from fluvial flooding. The Councils flood
risk maps show that site for the built form of proposed development
is within Flood Zone 1, which is land identified by the Environment
Agency as being at the lowest risk of flooding. The route of the
service road along the western side of the development would be
within Flood Zones 2 and 3, although this is not a vulnerable land
use. Advice in the NPPF and Policy DM14 of the Core Strategy direct
development towards sites with the lowest risk of flooding,
therefore the development is in accordance with this planning
policy guidance. Members should also note that Officers recommend
that a condition be imposed on any permission granted requiring the
agreement of details for the disposal of surface water from the
site.
7. Conclusion
7.1 The application site constitutes a greenfield site within
the Wider Rural Areas. The
proposal would deliver a substantial investment into the local
economy to deliver a high quality tourism facility linked to the
cricketing venue which would not be achievable on any other site on
the Island. Thus Officers conclude that the principle of this
development is one which should be supported in line with the aims
of Policies SP1 and SP4 of the Core Strategy to provide a high
quality niche tourism facility.
7.2 Officers are satisfied that the proposed hotel would be of
an acceptable siting and scale within the landscape, and would be
unlikely to have a significant impact on the setting of the
landscape features of the Isle of Wight Area of Outstanding Natural
Beauty. The proposal is not considered have any significant adverse
impact on the amenity for neighbouring occupiers. The Highways
Engineer has confirmed that the access and parking arrangements are
considered to be satisfactory. The Councils Senior Ecology Officer
and Tree Officer have confirmed that the impact on the trees in the
adjacent woodland area would be acceptable.
7.3 Having regard to the above and having taken into account all
relevant material considerations, Officers conclude that the
proposed development is in full conformity with the provisions of
the development plan.
8. Recommendation
8.1 Conditional permission.
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9. Statement of pro-active working
9.1 In accordance with paragraphs 186 and 187 of the NPPF, the
Isle of Wight Council
take a positive and approach to development proposals focused on
solutions to secure sustainable developments that improve the
economic, social and environmental conditions of the area in the
following way:
The IWC offers a pre application advice service. Updates
applicants/agents of any issues that may arise in the processing
of
their application and suggest solutions where possible. In this
instance;
The applicant was provided with pre-application advice. The
applicant was updated with progress of the application. Further
information was sought from the applicant to clarify issues
raised
during the consultation process.
Conditions/Reasons: 1 Application for approval of the reserved
matters shall be made to the Local Planning
Authority before the expiration of 3 years from the date of this
planning permission. The development hereby permitted shall be
begun before the expiration of 2 years from the date of approval of
the final approval of the reserved matters or, in the case of
approval on different dates, the final approval of the last such
matter to be approved. Reason: To comply with Section 92 of the
Town and Country Planning Act 1990 (as amended) and to prevent the
accumulation of unimplemented planning permissions.
2 Before any works or development hereby approved is commenced
on site details relating to the appearance and landscaping of the
site shall be submitted to, and approved by the Local Planning
Authority. These details shall comprise the reserved matters and
shall be submitted within the time constraints referred to in
condition 1 above before any development is commenced. Reason: To
enable the Local Planning Authority to control the development in
detail and to comply with Section 92 of the Town and Country
Planning Act 1990 (as amended).
3 The development hereby permitted shall only be carried out in
complete accordance with the details shown on the approved plans
numbered; 11-2012.T1 and 11-2012.5. Reason: For the avoidance of
doubt and to ensure the works are compatible with the amenities of
the area and to comply with policy DM2 (Design Quality for New
Development) of the Island Plan Core Strategy.
4 No development shall take place until an Arboreal Method
Statement has been submitted to and agreed in writing by the local
planning authority detailing how the potential impact to the trees
in the woodland area and the roadside hedgerow will be minimized
during construction works and showing the positions of protective
tree fencing as required by condition 5. The agreed method
statement will then be adhered to throughout the development of the
site. Reason: To ensure that the high amenity trees and hedgerow to
be retained are adequately protected from damage