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Planning & Development Committee – 17th June 2024

Image to support planning meeting on 17th June 2024

Meeting on 17th June 2024 the Planning & Development Committee reviewed some actions from the May minutes before considering planning applications. 

The committee then supported 3 applications (Colchester Road, Newbridge Hill & Garling Walk), objected to 2 (in Nayland Road and Queens Road) & commented on 2 (Lexden Road & Colchester Road).

Read the official minutes below:

Planning and Development Committee Meeting

Meeting held on Monday 17th June 2024 at 7.30pm in the John Lampon Hall

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

The Parish Council will take into account the Village Design Statement, the West Bergholt Neighbourhood Plan, Government National Planning Policy Framework (NPPF) and CBC Planning Policies when commenting on individual applications.

Planning Committee Members:

Cllrs Bob Tyrrell (Chair), Sara Cullis (Vice Chair), Andrew Savage, Brian Butcher, Paul Chamberlain

Also in attendance:

Julie Gillott (Asst Clerk), and two members of the public

Agenda items:

1.   Welcome & Apologies for absence:

Cllr Tyrell sent his apologies.

2.   Declarations of interest:

West Bergholt Parish Council declare an interest in application 240627 Orpen Memorial Hall, Lexden Road, West Bergholt CO6 3BW.

3.   Minutes & actions from previous meeting

No actions outstanding, and minutes of May 2024 were agreed.

4.   Public participation and to receive any pre-application representations.

Two members of the public in attendance in regard to PA241032 Queens Head Pub.

5.   Planning applications:

240964 Blackheath Bulb Co, Nayland Rd, West Bergholt CO6 3DE

Replacement of 3 agricultural buildings with 3 dwellings

Comment: Having considered all the details of this application, the Parish Council has decided to object to the application as it is still not in accordance with the CCC-adopted WB Neighbourhood Plan being outside the village settlement boundary. The Council would also reiterate many of the points made previously in regard to application 202756 to the Planning Inspectorate in its letter dated 29th Dec 2021:

  • Site location plans show the application’s location 1200m from the West Bergholt Settlement Boundary and the application’s close proximity to the adjacent Grade 2 listed Building.
  • West Bergholt Parish Council objected to the original Class Q application, as the existing buildings are of poor quality and the Parish Council felt they were unfit for economic conversion. It also objected to the subsequent application for 3 new-build residential units which are incongruous in design and do not successfully relate to the existing vernacular. Whilst the design may now have improved slightly, the proposal is still adjacent to a Grade II listed building and outside the settlement boundary of West Bergholt.  The application is still also contrary to West Bergholt Neighbourhood Planning Policies PP9 and PP10 and is not considered to be a sustainable development due to future occupants being reliant on personal transport.
  • West Bergholt Parish Council also reiterates that in 2011 the Localism Act was introduced with the intention of putting greater power in the hands of local people with the aim of making the planning system simpler, more efficient, and firmly rooted in the local community. Since then, we know that over 1,500 communities have prepared Neighbourhood Plans, which have successfully passed their referendum. Indeed, the government commitment to Neighbourhood Planning continues to this day, with Proposal 9 of The Planning for the Future stating that “Neighbourhood Plans should be retained as an important means of community input” and the Levelling Up and Regeneration Bill of 2023 giving Neighbourhood Plans greater weight in planning decisions.  In our case, 94% of those turning out from the local community voted in favour of the West Bergholt Neighbourhood Plan being used to help decide planning applications for the period 2018 to 2033.
  • The West Bergholt Neighbourhood Plan was developed as a result of a vigorous and robust process involving “considerable interaction and consultation with the community from designation of the Neighbourhood Plan area in July 2013 onwards, throughout the Plan preparation stages”, as noted by the independent examiner, Jeremy Edge, with the Plan found to meet the Basic Conditions of the Town & Country Planning Act 1990, contributing to local and strategic housing needs and allocating sites for this purpose. In doing so, we have worked in partnership and listened to our community, and the strong support at the local referendum shows this. We have prepared robust evidence to formulate policies that reflect local aspirations while conforming to national and local policy. These policies have been tested at independent examination and the Plan has been made, following a significant level of support at referendum.
  • We consider that the Application in no way accords with the aims of the West Bergholt’s Neighbourhood Plan. We therefore consider that our Neighbourhood Plan should be upheld as an effective means to shape and direct future development in West Bergholt and request that this application is rejected.

Decision: Object

240627 Orpen Memorial Hall, Lexden Road, West Bergholt CO6 3BW

Application for removal or variation of a condition 9 following grant of planning permission. (F/COL/00/1277)

Comment: Having considered all the details, West Bergholt Parish Council declare an interest in this application.

Decision: General Observation

241031  Ivy Cottage, 38 Colchester Road, West Bergholt CO6 3JG

Replace existing rear conservatory with a double storey rear and side extension

Comment: Having considered all the details of this application, the Parish Council has decided not to comment.

Decision: Support

240981  Newbridge Mill Farm, Newbridge Hill, West Bergholt CO3 9TB

Application to determine if prior approval is required for a proposed: Agricultural Buildings change of use, to Use Class B8.

Comment: Having considered all the details of this application, the Parish Council has decided to support this application in accordance with PP15 of the West Bergholt Neighbourhood Plan:

PP15: Farm Diversification

Development proposals for the diversification of farms will be supported where this enables production from the land to continue and where:

  • there are no significant negative effects upon the landscape; and
    • development does not result in unacceptable traffic by way of Heavy Goods Vehicles on rural roads; and
    • local employment is retained.

Decision: Support

241032 Queens Head, Queens Road, West Bergholt CO6 3HE

Installation & operation of a shipping container retail outlet to provide hot & cold beverages, confectionary, food and produce for consumption in the garden area of the public house or take away service.

Comment: Having considered all the details of this application, the Parish Council objects to this application due to the likely impact on the community in terms of increased traffic, issues with parking, noise, odours and disturbance and litter.

The application is not accompanied with any statement of need for the proposal and lacks any information relating to these concerns. No mitigation is provided to deal with these all too obvious concerns. In addition, the potential times of operation are unacceptable particularly the late evening operating times which will attract additional traffic and cause disturbance to nearby residential properties. Overall, the application does not comply with PP14 of the CBC-adopted West Bergholt Neighbourhood Plan:

PP14: Expansion of Employment Sites – Proposals to upgrade or extend existing employment sites will be supported provided that:

  • the impact on the amenities enjoyed by occupants of nearby properties is acceptable; and
  • they do not compromise the character of the area or openness of the area; and
  • where appropriate, they satisfactorily demonstrate expected traffic impact is acceptable in terms of highway safety and the amenity of nearby residents.

This application has not demonstrated any thought or mitigating measures to limit the impact on nearby residents in regard to:

  • road safety with the proximity of an already dangerous junction.
  • lack of parking provision for passing trade
  • noise concerns, potential public nuisance from loitering and light pollution caused by the potential excessive opening hours,
  • and increased litter.

It is also aesthetically unacceptable.

Decision: Object

241123 Land south of West Bergholt Cricket Club, Colchester Road, West Bergholt 

Application for approval of details reserved by condition 5, 6, 15, 18, 22, 28, 29, 31, 32, 35 of application 201686

Comment: Having considered all the details of this application, the Parish Council has decided to submit an observation that the visibility splay should be constructed before site construction begins.

Decision: General observation

241142 131 The Chestnut Cottage, The Chestnuts, Colchester Road, West Bergholt CO6 3JX

Proposed New 2 No. Car Cart Lodge with Studio Space to the Rear. 3 No. New Velux windows installed to rear. New Bi-fold entrance doors installed to side elevation

Comment: Having considered all the details of this application, the Parish Council has decided not to comment.

Decision: Support

241040 3 Garling Walk, West Bergholt, CO6 3LG

Double storey side and single storey rear extensions, with the addition of a front porch

Comment: Having considered all the details of this application, the Parish Council has decided not to comment

Decision: Support

6.   Planning Decisions:

240394Land adj to, Hill House, 155 Colchester Road,27/3/24SupportApplication to vary condition 2 (drawings) of planning permission 23173615/5/24Withdrawn
24051417 Pirie Road,  CO6 3TA27/3/24SupportOutline application with all matters reserved for a proposed attached two-storey, 2-bedroom residential dwelling.1/5/24Refuse
240565Old Rectory Lodge, Cooks Hall Road,15/04/24SupportReplacement of existing house with annexe to replace detached garage.10/5/24Approved
240715Highfield Farm, Fordham Road,13/05/24SupportConstruction of 3-bay, single-storey, detached, oak-framed Cart lodge and associated works.7/6/24Approved
240703The Truman, Flat 12, Maltings Park Rd,13/05/24ObservationListed Building. Altered storage heating to underfloor heating as the storage heaters take up too much room in hallways and restricts walkways.24/5Approved

7.   Date of next meeting:

The next Planning Committee meeting will be held at 7.30pm on Monday 15th July in the John Lampon Hall, Lexden Road, CO6 3BW.

The meeting closed at: 8.05pm

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