Notes & Decisions of the Planning and Development Committee Meeting

Held on Wed 15th July 2015 at the John Lampon Hall at 7.30pm

Planning Committee Members:	Bob Tyrell (Chair), Andrew Savage, Rachel Howard, Chris Stevenson (Chair of Parish Council) & Laura Walkingshaw (Parish Clerk)	Next meeting:
Apologies:	Brian Butcher (Vice Chair)	Wed 19th Aug 2015 in the Orpen Hall
Members of the public present:	Mr Austen King
Declarations of Interest:	None

   It is the aim of the Parish Council to seek a high standard of design for all new developments and extensions in the Village .

Item 1:         To receive any pre-application representations regarding proposed planning applications

Item 2:         Current planning applications

Location	Proposal	Application No. and link to CBC planning website	Object / Support / Observations	Decision or Recommendation	Comments by Planning Committee
8 Lampon Close, West Bergholt, CO6 3FE	Retrospective application for a timber frame outbuilding/shed.	151196	Observation	Decision	The Parish Council would refer to the Borough Council Planners for their decision. As there is no section showing adjacent buildings (VDS policy DG8), we are unable to comment further.
56 Mumford Road, West Bergholt, CO6 3BL	Two Storey extension to rear of property with single storey extension to front.	151244	Object	Decision	The Parish Council object on the grounds that the first floor extension would appear to infringe the 45 sight lines from the adjacent property windows. Unable to comment further in the absence of elevations of adjacent properties (VDS policy DG8).
66 Lexden Road, West Bergholt, CO6 3BW	New garden wall with alterations made to dwelling windows.	151292	Observation	Decision	To avoid overlooking the neighbouring property, the Parish Council would suggest obscure glass.
Whitehouse Farm, Whitehouse Road, West Bergholt, CO6 3EW	Change of use of existing outbuilding garage/store to two bed residential dwelling. Existing shell to remain as existing with minor window changes with existing shared driveway and external works to remain.	151364	Object	Decision	The property is clearly outside the village envelope. The PC fully supports CBC policy that there should be no additional dwellings outside the village envelope.
31 Albany Road, West Bergholt, CO6 3LB	Single and two storey extensions to rear and side of existing dwelling to replace existing garage and lobby. Internal alterations	151430	Observation	Decision	The Parish Council is concerned about the mass of the side elevation in relation to the neighbouring bungalow, please refer to policy DG7 of the Village Design Statement. Also, as there is no street scene (VDS policy DG8), we are unable to comment further.
Wickhams, Bures Road, CO6 3DW	Proposed replacement dwelling, associated parking, car port and garaging, hard and soft landscaping	151379	Support	Decision	The Parish Council has no comment.

Note: where the reference to the Village Design Statement (VDS) has been made in the above comments. The VDS has been adopted by the Parish Council and Colchester Borough Council.

Item 3:         Other matters:

1. Consideration of planning guidance on the village website

CS will recirculate comments to be added to the village website.

2. Review of committee’s Terms of Reference

All Planning Committee members agreed in favour of the existing Terms of Reference.

3. Additional comments to be added to village design statement

BT has modified DG8 and proposes new policies DG38 and DG39 as presented below in red:

4. Planning applications record sheet

CS suggested the record sheet should be backdated to April. All agreed, PC will backdate.

Item 4:         VDS planning guidance

DG1      Any development that would cause a negative impact on the valley sides will be resisted by the Parish council

DG2      Where it is a planning Issue any remaining hedgerows, native trees and small copses should be retained in the new landscape plans

DG3      General Design – All proposed new build and extensions must enhance the area and make a positive architectural contribution

DG4      Backland and infill proposals will be resisted except in exceptional cases, nuisance of adjacent dwellings will be considered

DG5      Garden sizes may need to be substantially larger than these minimum standards in order that garden sizes reflect the size and shape of gardens in the area

DG6      CBC Sustainable Construction SPD

DG7      Buildings must be in harmony with the surroundings in respect of materials, colour, texture, proportion and scale

DG8      Planning applications must show contextually the impact of their proposals on adjacent buildings by means of adequately detailed plans with a street elevation and appropriate sections and elevations of any other adjacent buildings.

DG9      Building materials – All materials should be selected from those traditionally used within the Village.

DG10    Any infill development should reflect the character of the surrounding area and protect the amenity of neighbours. It should reinforce the uniformity of the street by reflecting the scale, mass, height, form, materials, fenestration and architectural details of its neighbours

DG11    The width of new building plots should be similar to that prevailing in the immediate area

DG12    New development should respect existing building lines of adjacent properties.

DG13    New buildings should respect that height of buildings immediately adjacent.

DG14    Infill Dormers should be used sparingly and be subservient in nature

DG15    Infill Developments should be modest in proportions and in scale with surrounding properties. They should not dominate. Their architectural style and finishes should be compatible and vernacular any infill should comply with Infill SPD

DG16    Roof scape is an important aspect of the village especially in the centre. New or replaced roofs should retain the existing height and pitch

DG17    External finishes should be in keeping with the traditional colours and materials in the village

DG18    Development undertaken should be in keeping with the planned nature of existing buildings

DG19    Careful consideration should be given to the impact of construction on views across the village

DG20    Rainwater goods shall be black an indicated on submitted elevations. All new service intakes to dwellings apart from gas and electricity to be run internally and not visible on the exterior. All soil and waste plumbing shall be run internally and shall not be visible to the exterior

DG21    Balanced flue outlets from central heating boilers and other gas appliances shall not be positioned on street elevations

DG22    Eaves to all roofs shall be open with exposed rafter feet rather than boxed

DG23    Details of all boundary walls, fences and gates around the site shall be as submitted drawing but should not lead to urbanisation

DG24    Any new agricultural buildings should be designed and sited to minimise the effect on the landscape

DG25    Original materials or materials which are sympathetic to the existing buildings should be used

DG26    Details such as windows, doors and roof pitches should reflect those of the original building

DG27    Careful consideration should be given to the visual impact of extensions and particularly conservatories, when they are visible either from the street or from public thoroughfares such as footpaths, bridleways etc.

DG28    There should be no unacceptable adverse impact upon the amenities of adjoining residential properties wherever possible mature trees and shrubs should be conserved

DG29    New buildings, in any area, should respect the scale and design of adjacent buildings

DG30    Building details such as doors, windows and roof pitches should be designed with regard to buildings existing in the vicinity

DG31    Highly reflective solar panels should not be installed if they have a visual impact on neighbouring properties or the roof-scape of the village

DG32    Modern additions such as satellite dishes, wind turbines and flues should be concealed from public

DG33    Alternative use of agricultural buildings must not have any adverse effect or cause any disturbance to any adjacent property Buildings must be of suitable for conversion

DG34    The Parish Council will challenge any changes to this equilibrium.

DG35    New parking in directly front of property should be avoided

DG36    Car parking standards to comply with ECC standards 2010

DG37    General Street-scape Guidance

DG38    The PC will resists any built form that would have a detrimental impact on the street scene by virtue of the proposal being forward of the building line of a small cluster of neighbouring dwellings.

DG39    The Parish Council fully supports CBC policy against new residential development outside the village envelope.