Agenda and minutes

An apology for absence was received from Councillor Pauline Tunnicliffe; Councillor Nicholas Bennett JP attended as substitute.

An apology for absence was also received from Councillor Simon Fawthrop.

No declarations of interest were received.

RESOLVED that the Minutes of the meeting held on 19 April 2016 be confirmed and signed as a correct record.

In accordance with the Council’s Constitution, questions to this Committee must be received in writing 4 working days before the date of the meeting.  Therefore please ensure questions are received by the Democratic Services Team by 5 pm on Thursday 26 May 2016.

No questions were received.

Description of application – Change of use of existing Grade I listed mansion from hotel to 22 residential dwellings, with associated internal/external alterations and partial demolition works, rear extensions, rear car park, cycle parking and refuse/recycling provision, hard and soft landscaping (including removal of some trees), woodland management and associated infrastructure.

Oral representations in objection to the application were received from Mr Robert McQuillan on behalf of residents of Stable Villas.  Mr McQuillan made the following comments:-

The residents of Stable Villas (which are Grade II Listed Buildings), considered themselves to be temporary custodians of this significant heritage site and were keen to protect it as such.  Members were urged to consider whether permission should be granted when the current proposal was compared with the previous permitted 2011 application.  The external banked area to the rear of the building and the canopy of trees, were elements of the site’s historic landscape and the removal of trees and land from the glade area was disappointing to note.  Compared with the permitted scheme in 2011, the current application resulted in a 20% increase in the site’s footprint.  Careful consideration should be given to the removal of car parking from the front of the site. 

Mr McQuillan ended by requesting deferral of the application (in the event that it was not refused) to enable Members to visit the site.  If refused, the historic landscape and the rationale behind it would be lost.

Oral representations from Ms Emma Ouseby (agent for the applicant) were submitted as follows:-

The site was located within a Grade II Listed Park and the current high quality scheme would secure its long-term viable use.  Deferral of the application would bring no new information to light.  Consultations had taken place between the applicant, Council officers and residents and attempts had been made to resolve all concerns.  Woodland walks would be reallocated and the restoration of important heritage aspects preserved through sympathetic design.  The removal of trees was necessary to benefit the proposed car park to the rear.  A viability assessment had demonstrated that the scheme would not fall within an acceptable profit threshold if affordable housing, health and education contributions were sought.  Significant new planting was proposed and a good screening buffer established between the site and Stable Villas.  Compared with the hotel, there would be a decrease in traffic flow to and from the site.  The Pulhamite Grotto would be repaired and maintained.  The existing basement would be converted to residential use and the main staircase restored.

The Chief Planner reported that correspondence from the residents of Stable Villas had been received and circulated to Members.  Further objections, similar to those already contained in the report had also been received.  The applicant had made written comments about various conditions which could be considered further should the application be permitted.

Oral representations in objection to the application were also received from Ward Member Councillor Peter Morgan as follows:-

The new applicant was aware of the previous consent granted in 2011.  ...  view the full minutes text for item 5.

Description of application – Listed Building Consent sought for change of use of existing Grade I listed mansion from hotel to 22 residential dwellings, with associated internal/external alterations and partial demolition works, rear extensions, rear car park, cycle parking and refuse/recycling provision, hard and soft landscaping (including removal of some trees), woodland management and associated infrastructure. 

Discussion relating to this joint report is recorded under Item 5.

Members having considered the report, objections and representations, RESOLVED THAT LISTED BUILDING CONSENT BE REFUSED for the following reason:-

1)  In the absence of planning permission for the development of the application site, as proposed under ref 15/02398/FULL1, no justification is seen for the granting of Listed Building Consent for the proposed development and this would be contrary to the aims and objectives of the NPPF (2012) and Policy BE9 of the Unitary Development Plan.

Description of application – Demolition of existing buildings except Bassetts House.  Redevelopment of site comprising alterations to and change of use of Bassetts House to residential (Class C3) and conversion to form 13 flats (7 x 1 bed, 4 x 2 bed and 2 x 3 bed), erection of 102 dwellings (16 x 1 bed flats, 26 x 2 bed flats, 5 x 3 bed houses, 52 x 4 bed houses and 3 x 5 bed houses) and associated car parking (175 spaces), cycle parking and landscaping (including new boundary treatment) and other associated works.

The following oral representations in support of the application were received from the applicant’s agent, Mr Will Edmunds:-

The scheme consisted of high quality residential properties.  The applicant had positively engaged with Council officers and residents and attempted to resolve all concerns.  The benefits of the changes of use would include:-

·  restoration and long-term use of the building;

·  ecological works;

·  provision of 115 new homes – 10% of which were affordable housing;

·  retention of trees;

·  175 parking spaces managed through a parking permit scheme;

·  CPZ contributions;

·  restriction of vehicular access.

In response to Member questions, Mr Edmunds stated that a parking permit scheme would be managed on site with 130 parking spaces provided for the properties and 45 spaces for visitor use, which was the maximum allowance for the site.  With regard to TfL’s statement that there would be too many visitor parking bays, Mr Edmunds confirmed that these could be used by residents.  It was anticipated that development would begin almost immediately, with the first homes being available for occupation in approximately 12 months’ time.

Bassetts Pond would be protected from over-accumulation of water by improved drainage and sub-systems.  A filtration system would also be installed to improve the quality of the water which would be controlled by a tap-like system.

Orpington Field Club had raised concerns about the protection of the great crested newt habitat and objected to the proposal to provide car-parking spaces in this area.  Mr Edmunds confirmed that the scheme had been amended to achieve minimal incursion into the SINC area and had no impact on nature preservation.

The Planning Officer reported that further correspondence had been received and provided a verbal summary to the Committee.  The scheme had been amended by revised landscaping plans received on 27 May 2016.  Should the application be permitted, minor changes to the stated conditions would be required.

As an important development within Farnborough and Crofton, Ward Member Councillor Joel asked the Planning Officer to respond to the following:-

‘1)  There is some confusion regarding car parking provision where the report states there will be 175 spaces including 45 visitor spaces, therefore providing 130 for residents.  In the report under the Highways section (page 64), this evaluates to 1.5 per dwelling.  Can a more detailed breakdown be provided covering each type of dwelling with the relevant total numbers?  What bearing or effect will it have on the point made by TFL in item 10,  ...  view the full minutes text for item 7.