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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.

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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16

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

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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