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PAPER B ISLE OF WIGHT COUNCIL PLANNING COMMITTEE - TUESDAY, 8 SEPTEMBER 2015 REPORT OF THE HEAD OF PLANNING AND HOUSING 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 REPORT TO COMMITTEE – 8 SEPTEMBER 2015 01 P/01456/14 TCP/31352/A Ryde Conditional

Permission Page 3 Land known as Pennyfeathers, land to the

south of Smallbrook Lane, and to the west of, Brading Road, Ryde, Isle Of Wight. Outline for maximum of 904 residential units, school; community centre; commercial buildings; relocation of Westridge Garage; community energy centre; sports building and changing rooms; structural landscaping; play areas and associated highway improvements (revised scheme)

02 P/00886/15 TCP/25098/D Ventnor Conditional

Permission Page 58 Flowers Brook, Steephill Road, Ventnor, Isle

Of Wight. Approval of reserved matters on P/01485/14 - TCP/25098/C for onshore elements for Perpetuus Tidal Energy Centre including substation/ control room and associated parking, cabling and site levelling works

03 P/00518/15 TCP/02290/V East Cowes Conditional

Permission Page 80 Kingston Marine Services, Kingston Road,

East Cowes, Isle Of Wight. Use of land for marine and general open storage for self-storage for caravans, motor homes, trailered vehicles, boats and machinery, also mooring equipment and organised shipping container storage; proposed site office

01 Reference Number: P/01456/14 - TCP/31352/A Outline for 904 residential units, school; community centre; commercial buildings; relocation of Westridge Garage; community energy centre; sports building and changing rooms; structural landscaping; play areas and associated highway improvements Land known as Pennyfeathers, land to the south of Smallbrook Lane, and to the west of, Brading Road, Ryde, Isle Of Wight. Applicant: Pennyfeathers Property Company Ltd. This application is recommended for conditional permission

REASON FOR COMMITTEE CONSIDERATION This is a major application which has Island wide significance due to its scale and potential impact on the Ryde and wider Island community. MAIN CONSIDERATIONS

• The principle of development • Landscape and visual impacts • Highways and transport • Flood risk and hydrology, • Ecology and trees • Air quality, noise and vibration • Socio-economics

1. Details of Application

1.1. This is an outline application with all matters reserved for later consideration. Indicative plans and information have been submitted with the application in order that the Council can establish whether the level of development proposed could be accommodated on the site in principle, without having an unacceptable impact in relation to all material considerations. This report will therefore consider the principle of the proposed development on the site and not the details of design, landscaping etc.

1.2 The application is accompanied by an Environmental Statement in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011

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1.3 The application seeks outline permission for a mixed used development comprising:

• Up to 904 residential units (316 of which would be affordable housing) • Mixed B1/B2 commercial uses, including a replacement for Westridge

Garage. • A two form entry primary (JMI) school and associated facilities. • Open Space, play areas, parkland, sports’ pitches and changing rooms • 500m2 community centre • District heating building (energy centre) with 13 metre flue • Footbridge over the railway • Roads and cycle way infrastructure, including the potential rebuilding or

widening of Smallbrook Bridge to include cycleway underpass and footpaths adjacent to the road, a proposed cycle way through the site to Ryde Cricket Club; this would extend the existing Public Right Of Way which currently joins the Oakfield area of Ryde.

• Highway modifications

1.4

The application has proposed ‘up to’ 904 units. The submitted information outlines a range of density areas, with higher density adjacent to Brading Road reducing as the site moves towards the railway and Monktonmead Brook. Within these areas the densities are also shown to vary providing a range which would achieve between 600 and 904 units. The areas are shown to provide the following range: Density areas Number of dwellings/units Dwellings per hectare (net) Highest 298 - 426 45 - 65 Middle 224 – 349 35 – 55 Lower 78 – 129 35 - 55

1.5 Information submitted with the application indicates that the commercial element

of the scheme proposed that the buildings along Brading Road be high enough to accommodate a mezzanine floor. This could see a building of up to 11 metres in height.

1.6

An area of approximately 1.75 hectares has been indicated for the proposed land for the school, located towards the north-eastern corner of the site, close to the proposed community centre and to the south of the existing cemetery.

1.7

The proposed open space comprises a park within the centre of the site, a selection of Locally Equipped Areas for Play (LEAPs), Local Areas for Play (LAPs), Neighbourhood Equipped Areas for Play (NEAPs) and a youth play area. The indicative plans also show two football pitches on the opposite side of the railway to the main housing development.

1.8

A proposed community centre is located in the area of the site currently occupied by Westridge garage. Details of the proposed operations of the centre have not been provided but the submitted information suggests it would include

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changing facilities, a high ceiling for sports hall use, space to accommodate a polyclinic doctor’s surgery, coffee shop and equipped play space. It has also been indicated that the Local Running Club has discussed the possibility of incorporating their clubhouse in or adjacent to the Community Centre.

1.9

The proposed energy centre would provide hot water to the residential units. The centre would require a critical mass of approximately 300 dwellings in order to start to operate sustainably. The proposed phase one dwellings and the school would provide sufficient diversity and capacity in order for the system to operate at an acceptable level. The design of the building has not been provided at this stage but modelling has suggested a flue height of 13 metres would be required to protect air quality.

1.10

The scheme includes a proposal to divert Smallbrook Lane into the site boundary at a point close to the existing bridge. The existing Smallbrook Lane would then become a ‘Greenway’ for cyclists and pedestrians. This would delineate the northern extent of the site.

1.11

The information submitted indicates that, if approved, the development would be undertaken in 5 phases. These would see the following elements of the scheme within those phases: Phase Proposed elements of the development 1 • Widening of Brading Road to create Boulevard south of

Cothey Way • New Cothy Way Roundabout • Demolition/relocation of Westridge Garage • Demolition of Four Winds Pound Store • Improvements to Westridge Cross junction • Creation of The Avenue and roundabout adjacent to

Pennyfeathers Park • New Energy Centre • Creation of new Smallbrook Lane linking to existing bridge • Widen, or provide new Smallbrook Lane bridge over railway • Link Road from New Smallbrook Lane to Great Preston Road • Smallbrook Greenway and associated landscape planning to

existing hedgerows • New cycleways and footpath from Smallbrook Lane

underpass to The Meadow • New school site (fenced off for council) • Road infrastructure from Pennyfeathers Park roundabout to

Prestwood Butt and Three Trees Field • Landscape planting to Pennyfeathers woodlands/ The

Meadows and east of railway • Forming and extending cycle paths and providing SUDs as

needed. • A range of dwellings (between 260 – 382)

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2 • Levelling and creation of Lower Smallbrook sports field and changing facilities

• Two new footpaths from Smallbrook sports field • Range of dwellings (between 129 – 186)

3 • Landscaping to The Walk, an area of open space to the

north-west of Smallbrook Bridge, including new cyclepaths/footpaths

• New commercial (B1) area (0.7ha) • Range of dwellings (between 71 – 110)

4 • New community centre, with a floorspace of approximately

400m2) • New commercial (B1) area (0.96ha) • Range of dwellings (62 – 97)

5 • Range of dwellings (78 – 129)

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The residential element within these phases would provide a range of different unit types. The following tables have been provided to show how the lower (600) and upper (904) limit density would be phased to ensure a mix of unit types on site and within each phase: Lower density limit Dwelling size

Phase 1 Phase 2 Phase 3 Phase 4 Phase 5

1 bed 61 31 17 15 18 2 bed 76 38 21 19 23 3 bed 81 40 22 19 25 4 bed 40 20 11 9 12 5 bed 1 0 0 0 0 6 bed 1 0 0 0 0 Total 260 129 71 62 78

Higher density limit Dwelling size

Phase 1 Phase 2 Phase 3 Phase 4 Phase 5

1 bed 90 44 26 23 31 2 bed 113 55 32 29 38 3 bed 119 58 35 30 41 4 bed 58 29 17 15 19 5 bed 1 0 0 0 0 6 bed 1 0 0 0 0 Total 382 186 110 97 129

1.13

The application proposes 35 percent Affordable Housing as required by policy. This would be provided within the following mix of unit types:

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Dwelling type

Number to be provided

1 bedroom flats 173 2 bedroom flats 68 2 bedroom houses 23 3 bedroom flats 10 3 bedroom houses 42 4 bedroom houses 9 5 bedroom houses 1 6 bedroom houses 1 Total

327

These figures are based on 35 percent of 904 units.

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The application has been accompanied with a draft Section 106 Agreement which includes the following Heads of Terms:

• The submission and delivery of an Ecological Management Plan; • The provision of Public Play Areas and Public Open Spaces; • £172 per dwelling for SPA Mitigation; • The establishment of an Estate Management Company; • £2,372,800 education contribution, plus land for £1; • £6,500 towards improvements to Smallbrook Junction; • £140,000 towards improvements to Smallbrook Stadium; • The provision of sustainable urban drainage system and arrangements for

ongoing maintenance; • 35 percent Affordable housing.

2. Location and Site Characteristics

2.1 The application site covers an area of 52.6 hectares to the south of Ryde,

approximately 1.5km from the town centre. The site occupies an area off Brading Road between Busy Bee Garden Centre and Westridge garage, including the garage itself and Westridge Cross junction. The main boundaries are formed by Brading Road to the east, the railway to the west and Smallbrook Lane to the north. The site boundary then includes a narrow strip of land from the south-western corner of the site to the Cricket Club 1.20km to the south and two parcels of land to the west on the opposite side of the railway.

2.3 The land within the site is mainly agricultural fields of a Grade 3a and 3b quality, but also includes; Pennyfeathers woodland and part of Whitefield Woods, the agricultural buildings associated with Prestwood Grange, the former ‘pound shop’ and Westridge Garage.

2.4 The site itself falls in a westerly direction from the Brading Road to Monktonmead Brook. The gradients on site range from 1 in 20 to 1 in 13 with the level falling from around 48.5m AOD to 9.90m AOD.

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3. Relevant History

3.1. P/01802/12: Outline for 904 residential units, school; community centre; commercial buildings; relocation of Westridge Garage; community energy centre; sports building and changing rooms; structural landscaping; play areas and associated highway improvements was refused in November 2013. A summary of the reasons for refusal is as follows: 1. The site falls within the 5.6 km buffer zone adjoining the protected Solent &

Southampton Waters SPA/Ramsar site. There is insufficient information submitted with the application to demonstrate that a full assessment of the impacts has been undertaken to demonstrate that the proposal will not have a significant impact on the SPA or that an appropriate level of mitigation can be provided, within the land available, with the development proposed on site.

2. There was insufficient information to demonstrate that there is adequate

environmental capacity in the area to accommodate the quantum of development proposed.

3. Insufficient justification for the loss of a substantial number of Important and

Ancient Hedgerows, which are considered important to both the character of the area and for providing an important habitat for protected species.

4. Insufficient information within the Transport Assessment to establish that the

off-site highway improvements outlined therein would be appropriate to accommodate the predicted level of traffic generated by the development.

5. The proposal did not demonstrate that it would not preclude the required

access to enable the delivery of the access required by the employment allocation at Nicholson Road.

3.2 P/00809/03: Demolition & removal of all farm buildings & slurry store; outline for

119 dwellings, nursing home, 28 sheltered housing units & health centre/community building; formation of new roundabout providing access off Brading Road; public amenity space; nature conservation area was refused on the grounds that the site was outside of the development boundary of Ryde and inadequate and deficient detail in respect of highway design, including forward visibility.

3.3 P/00344/99: Provision of underground effluent storage tank, relocation of dirty water pond (revised siting) and slurry pit at Prestwood Farm, Smallbrook Lane, Ryde was approved July 1999 but was later revoked.

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4. Development Plan Policy

National Planning Policy

4.1. National Planning Policy Framework (NPPF) constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration on 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 people’s 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

Paragraph 49 states that “Housing application should be considered in the context of the presumption in favour of sustainable development.” This is therefore the starting point for any assessment of an application for housing development.

Local Planning Policy

4.4 The Island Plan Core Strategy identifies the application site as being within the Ryde Key Regeneration Area Boundary but outside, although immediately 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.

• SP2 – Housing - The strategy provides for 8,320 dwellings for the Isle of

Wight in the period 2011-2027, on average 520 per year, and sets out how these new dwellings would be broadly delivered across the Island.

• SP3 - Economy – Focuses economic growth in the Island’s economy upon

employment, retail and high quality tourism, which will expected to be primarily located in the Key and Smaller Regeneration Areas.

• SP5 - Environment – Offers support for proposals that protect, conserve and

/ or enhance the Island’s natural and historic environments, and to protect the integrity of international, national and local designations.

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• SP6 – Renewables – Outlines that the Council will encourage a range of

renewable energies, across the Island to meet its target of up to 100 MW installed capacity as the on-shore contribution to becoming self-sufficient in renewable electricity production.

• 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 Island’s strategic road network, or the capacity of lower level roads to support the proposed development.

• 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.

• DM3 – Balanced Mix of Housing – The Council will support development

proposals that provide an appropriate mix of housing types and size, in all new development, in order to create inclusive and sustainable communities.

• DM4 – Locally Affordable Housing – In this location the Council expects that

the development will provide 35% of the dwellings as on site affordable housing. The target mix of 70% of affordable housing to be social / affordable rented and 30% for intermediate tenures.

• DM5 – Housing for Older Persons – Major development proposals will be

expected to deliver between 20 – 25% of the site as suitable for older people. • DM7 – Social and Community Infrastructure - States that the Council will

support proposals that improve cultural, educational, leisure and community facilities. Reasons that development proposals will be expected to consider the requirements of all people in the community and create opportunities to provide multi use facilities for greater community benefit.

• 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 Island’s historic and built environment.

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• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports proposals that conserve, enhance, and promote landscape, seascape, biodiversity and geological interest of the Island.

• DM13 – Green Infrastructure – sets out the Council’s expectations for the

protection, enhancement and management of a diverse network of multi-functional Green Infrastructure (GI) assets across the Island.

• DM14 – Flood Risk – States that the Council will expect development

proposals to reduce the overall local risk of flooding on the Island.

• DM16 – Renewables – States that the Council will in principle support proposals for the utilisation, distribution and development of renewable sources of energy. The policy outlines the information that will be required to support applications for renewables.

• DM17 – Sustainable Travel - states that the council will support proposals

that increase travel choice and provide alternative means of travel to the car. • DM21 – Utility Infrastructure Requirements – outlines that proposals for new

development will need to demonstrate that there is capacity within the relevant utility infrastructure provision to support the proposed development, or capacity can be delivered in time to serve it.

• DM22 – Developer Contributions – states that the Council will ensure that

development provides high quality infrastructure commensurate with the scale of the development and the needs of difference communities across the Island.

5. Consultee and Third Party Comments

Internal Consultees

5.1 Environmental Health Officers have commented on the potential for

contaminated land and have stated that further information is required on the ground investigation previously undertaken. However, in principle, contaminated land conditions would appropriately manage risk should the decision be made to approve the development.

5.2

Environmental Health Officers have also commented on the suggested conditions with regards to air quality, noise and vibration and recommend and raise no objection to the application on subject to conditions being imposed on any permission if it were to be approved.

5.3 The Council’s Ecology Officer has confirmed that further survey work is required for bats but, as this is an outline application and the layout has therefore not be finalised this survey work can be undertaken at to inform the layout of the design of any future detailed application(s) No concerns are raised with regards to

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other protected species or designations.

5.4 The Council’s Tree Officer has outlined that whilst a tree report has been submitted it can be considered little more than a tree survey and where advice is given it is generic and applicable to any development. It does not identify the particular issues of this development or the level of potential tree loss that may be caused. However, it is considered by Officers that, as this is an outline application, this matter can be adequately covered by appropriate conditions to ensure that the layout of units and roads considers existing trees.

5.5

Island Roads as Highway Authority have provided extensive comments on the application, which are summarised in the evaluation of this report. Subject to the imposition of conditions and a s106 contribution towards improvements to Smallbrook junction they raise no objection to the application.

5.6

Public Rights of Way request a number of improvements to the existing network and recommend possible improvements to the proposed indicative rights of way on site.

External Consultees

5.6

Natural England raise no objection to the application outlining that, they are satisfied that the proposed development is being carried out in strict accordance with the details of the application, as submitted, would not damage or destroy the interest features for which the site has been notified. They advise that consideration is given to their Standing Advice with regards to protected species and ancient woodland.

5.7

Hampshire Constabulary comments that the proposed layout works fairly well, however, there are very high levels of connectivity and permeability associated with the development. This can increase the vulnerability of the site to crime and anti-social behaviour and the detailed design would therefore need to consider natural surveillance of these areas and appropriate level of lighting.

5.8 Sport England has confirmed that they are a non-statutory consultee in this instance as the application does not form part of, or constitute a playing field. However, they have assessed the application in light of their land use planning policy statement ‘Planning for Sport Aims and Objectives’ They highlight that the Council’s Playing Pitch Strategy (PPS 2012) advises the key issue, with regards to football) was not a lack of facilities but the overall quality of changing facilities. It also identifies that there is a likely surplus in grass pitches, a shortage of accessible Artificial Grass Pitches (AGPs) and that there is a need for a 3G pitch on the Island.

5.9 Sport England’s response includes comments from the England and Wales Cricket Board, Football Association and Rugby Football Union:

• The Cricket Board state that they consider that the increased population, B - 12

resulting from the development, would increase the demand on existing facilities at Smallbrook Stadium and that an off-site contribution should be sought for improvements to offset the increased demand.

• The Football Association highlight that Ryde Saints are spread across pitches in Ryde and are trying to improve the facilities at Smallbrook Stadium with the intention of using it as a base. The proposed pitches would have no infrastructure and would be costly to bring to a playable level. Therefore, investment into the facilities at Smallbrook would be more beneficial, with improvements to the current changing rooms/pavilion, grass pitches and increased artificial pitch provision.

• Rugby Football Union highlight that Ryde RFC are in need of a permanent home. The proposed pitches would not be suitable due to the difficulty of access, and the necessary infrastructure for rugby. It would be most advantageous to develop the sports facilities at Smallbrook Stadium as a sports hub.

On the basis pf the PPS and the feedback from the National Governing Bodies for Sport, Sport England do not believe there to be a need for the provision of two football pitches. However they agree that the demand existing sports facilities would increase as a result of the proposed dwellings. They therefore consider that the proposal conflicts with their objectives as the proposal proposes new facilities which are not identified to meet current and future demands. In light of this they confirm that they are unable to support the proposal. They recommend that the application puts together a scheme of off-site provision which would address the identified need for sport and would meet the needs of sports derived from the development.

5.10

Southern Water have outlined that there is currently inadequate capacity in the local network to provide foul sewage disposal to service the development. Additional off-site sewers, or improvements to existing sewers would be required to provide sufficient capacity to service the development. However, the Water Industry Act 1991 provides a legal mechanism through which the appropriate infrastructure can be requested (by the developer) and provided to drain to a specific location. This is a matter for detailed discussion between Southern Water and the applicant. The application makes reference to drainage using SUDs. Therefore, the applicant would need to ensure that arrangements exist for the long term maintenance of the SUDs facilities. They request, should permission be granted, that a condition is attached requiring the means of foul and surface water sewerage disposal shall be submitted for approval prior to development commencing.

5.11

The Environment Agency have no objection to the proposed development as submitted but request conditions be attached if permission is granted, covering surface water management, landscape management and the protection of buffer zones.

Parish/Town Council Comments

5.12

Ryde Town Council object to the application and have provided minutes from the meeting at which this application was discussed, with concern raised

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summarised as follows:

• The scale and mass of the development is excessive • The Town Council’s response to the Area Action Plan states that they

would not wish to see any development of more than 200 dwellings. • The size of the development would have a significant and negative impact

on the surrounding area and services because the existing infrastructure, which is already under strain, is not capable of supporting the number of additional residents and motor vehicles.

• This large development does not integrate well with the natural and built environment contrary to policies SP5, DM2 and DM12.

• Detrimental effect on other residents who have experienced flooding from Monktonmead Brook and from the Victorian sewer, which serves the town.

• The developer cannot provide assurance that the run off rate from the site could be decreased which is contrary to policy DM14. The Town Council felt that the development was too large to effectively manage the surface and waste water from the site and would inevitably increase the risk of flooding to other properties

• Loss of ancient hedgerows • Please to see that the revised scheme provided more green space and

retained more hedgerow but were unconvinced that this would keep the residents on the site or protect the wildlife currently in situ or the SPA.

• Having such a large development in an SSSI within the SPA buffer zone was against the guidance the Town Council had received and contrary to SP1 and DM12.

• The additional traffic could result in gridlock to certain parts of the highway. Although the developer has proposed some highway improvements the Town Council remain concerned about the geometry proposed and how this would affect the traffic flow both through the site and at Smallbrook. The Town Council are particularly concerned that the proposed changes to the traffic flow would seriously compromise future options to alleviate congestion in the town. The proposed is therefore considered to have an unacceptable impact on the wider highway network and is therefore contrary to policies SP7 and DM17

• If the development were approved the Town Council believes that the developer could do a lot more to improve the infrastructure needed to support such a large development and would like to see the Council maximise the opportunities available with a large development and seek a greater financial contribution from the developer for infrastructure improvements and to use the housing allocation as a means to support essential services by allocating a proportion of the new housing stock to housing desperately needed by public services key workers such as teachers, health and social workers. Incentivising young professional families to come and work on the Island.

5.13

Brading Town Council object to the application for the following reasons: • The present road infrastructure is totally inadequate to manage the

volume of traffic that would be generated by the proposed 904 dwellings.

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• The layout, design and density of the proposal are detrimental to the rural character of the area, it eats into the green gap between Ryde and Brading which is important to the community and helps it to retain its identity. Brading’s historical/ environment/ rural character will be lost with the merging of Ryde.

• The proposed development is outside of the Ryde development envelope. Members appreciate that Ryde has to have its share of house building allocation but there is still space within the development envelope to develop and members are of the firm opinion that greenfield sites should not be developed until every available space within the development envelope has been filled.

• The impact on the Steam Railway would be very detrimental. This is a major tourist attraction with whom Brading work very closely. The attraction has recently spent funds providing a station at Smallbrook to continue its rural theme; if this proposal proceeds Smallbrook would be adjacent to an urban town and would therefore have a negative impact on the attraction.

• The Town Council welcome cycleways but the proposed path to Harding Shute does not join up with any other cycleway and leads wither on to the traffic black spot of Beaper Shute or on to the equally dangerous Ashey/Brading Lanes and Ashey Road. It would appear that sustainable items have been added at random, perhaps to tick the right boxes, with no real thought as to how they would operate.

• Unemployment is already high on the Island; no real attempt for employment to be created to employ the potential 2000 residents who may live in the houses, thus compounding the unemployment issues the Island has.

• Services such as a school would not be built until later in the ten year scheme and so it is assumed that the present infrastructure already under severe pressure would just have to cope until new services/ infrastructure were developed. This is not a satisfactory plan.

• The displacement of water from the site could compound the flooding issues at Monktonmead.

• The proposed development would be detrimental to tourism on the Island, due to traffic and the impact on the countryside. It is therefore considered that the application would have a negative impact on the Island’s economy.

5.14

Havenstreet and Ashey Parish Council have objected to the application on the following grounds:

• Many of the car movements would be in the direction of Newport and/or Cowes, it is inevitably going to go via Smallbrook junction and then through Havenstreet or Ashey. The road through Havenstreet is narrow, residential and had few footpaths. It is already excessively busy. Ashey Road is also very narrow in parts, and has had numerous accidents over the years. Additional traffic movements would add to the existing risks and dangers.

• Flooding of Monktonmead and the Ryde seafront area, as well as the

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embankment and line of the steam railway, and to Smallbrook junction itself.

• The application represents over-development having a big impact on Ryde and its surrounding towns and villages.

• Does not believe the case for housing need or for utilising a greenfield site in this way has been made out. While contributing towards addressing the needs raised in the latest SHMA, this proposal is overtly disproportionate, in that it places far too much development on one site. Having a serious adverse impact on the existing infrastructure of Ryde and surrounding area.

• There is currently no housing data available to establish a local need for more housing, over and above that already approved in the Ryde area.

5.15

Nettlestone and Seaview Parish Council have objected to the application on the following grounds:

• Negative impact on the local infrastructure. This includes the traffic plan and the impact on areas such as Westridge Crossroads, Brading Road, Bullen Road and Bullen Village.

• Wider impact on schools, medical and emergency services • Drainage and the increased likelihood of flooding in an area already

susceptible to regular serious flooding.

Third Party Representations

5.16

296 letters of objection have been received and a petition of 70 signatures from residents raising issues that are summarised as follows: Principle/Need

• 904 homes is not sustainable • Number of units not required • Not a logical ‘next zone’ for development • No ‘need’ for this number of additional dwellings, despite what the

policy says • Enough houses currently for sale on the Island • Not supported by national house builder and therefore could take

considerable time to commence and implement due to the need to secure investors

• Parking appears to have been an afterthought being provided in communal areas, which is not user friendly and very unfriendly if disabled

• How would the proposed school be funded • Determination should be by the development plan not a planning

application prior to formal consideration of the option for development in the Ryde area. The scale of development is such that it would undermine the plan process

• Affordable housing should be integrated into the general town community with amenities in walking distance

• The Affordable Housing Report uses the word ‘could’ rather than facts

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• Plans do not adequately outline the sequence of development • Development would be contrary to SP1, SP5, DM2, DM12, SP7 and

SP17 • There is a closed community centre in Ryde and it therefore does not

need another one • Parcel of land is too small to ensure an adequate quality of life and

privacy is achieved • Should not be providing more industrial units while others remain

vacant opposite the site • Precedent to develop on other Greenfield sites • Overdevelopment of a Greenfield site • Develop of Harcourt Sands before Greenfield • Positive creation of jobs would be offset by negative aspects which the

scale of development would bring • Most of the ‘benefits’ would only be necessary if the development went

ahead • Disruption from a ten year construction period on local residents. • Numerous brownfield sites and vacant hotels and properties in Ryde to

meet the required demand. These should be used before Greenfield land.

Highways • Volume of traffic • Roads already heavily congested at certain times of the year • Highway infrastructure in need if total modernisation • Increase in traffic and children would present many safety issues • Access close to railway bridge is dangerous • Impact on wider road network, which is not to be improved, including

Coppins Bridge • CIL requirements would go some way to offset the infrastructure

upgrading costs • Current problems parking in Ryde • Smallbrook Lane should be retained on its current line and widened not

redirected through the site, to become a ‘rat run’ • Traffic forecasts ignore future developments proposed for Ryde and the

rest of the East Wight which would impact on traffic flows in and around Ryde

• The existing bridge needs to be widened and re-aligned and footpath provided

• Road should be widened at Westridge Cross • Re-location of the Garage would allow Smallbrook Lane and Great

Preston Road junction to be improved and Great Preston Road widened on the south side to provide three lanes

• Would the PFI contract cover damage caused to the existing road network caused by extra traffic and machinery

• If 45% of residents would work in Newport, as suggested by the transport assessment have the roads to Newport been assessed (via Brading and Havenstreet)? Why isn’t the development in Newport if that is where are

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large proportion of residents would work • Significant increase in traffic generation would be created as a result of

the development • Surrounding road network narrow and unsuitable for additional traffic

which would be generated • Cycle track leads to a busy narrow road • Proposed road network would funnel development past the proposed

school • Closure of Smallbrook Lane would lead to increase traffic in the town • Island does not have sufficient resources to maintain the existing road

network • Increased traffic congestion would delay emergency services • Infrastructure needs to be in place before the building work for the houses

commences • Conditions must ensure that all infrastructure works are completed as the

first and initial phase • Great Preston Road and Brading Road are already difficult to cross • Malborough Road and Great Preston Road already handle too much

traffic • Wider road network not suitable for increased traffic levels • Have the potential traffic flows for the school been considered as it would

not just attract pupils from the development • Consideration has not been given to the fact that Brading Road is a major

route to Fishbourne ferry • Studies do not take into account a busy summer Saturday

Local Services • Impact on services • Hospital already over capacity • Where would people send their children • Facilities for young people in the town are already lacking • What provision has been included for Health services i.e. Doctors,

Dentists and Hospital • Island already suffers high unemployment. Where would resultant

residents work? • Already difficult to attract GPs to the Island • Proposed school would not be big enough • Insufficient drinking water as 50% piped from the mainland • Insufficient drinking water • Local shops are too far away to benefit • Strain on social care services • Ferries currently cannot cope with amounts of traffic at peak times • Currently struggling for landfill space • Impact on local business; outlook from Busy Bee • Island cannot attract young professionals such as doctors, dentists and

teachers • Residents would not be provided with a direct bus service

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• No justification for the new school as the council have closed other schools in the area and sold the land

• No indication of where secondary school age pupils would go to school

Environmental Health • Is the land clear of toxic pollution • Increase carbon emissions from additional vehicles • Environmental Impact • Would cause problems with the water table • Who would pay to maintain to CHP • Would properties close to the CHP benefit more than those further away • Heating plant would generate noise • The nuisance, noise and inconvenience to locals cannot be justified • Next to the railway with associated noise and danger to children • Land on which the garage is currently situated will be contaminated

Ecology • Develop of Harcourt Sands before Greenfield • Impact on wildlife, including protected species • Impact on important and ancient hedgerows in turn having an impact on

the character of the area and habitat for protected species • More squirrels deaths from new road and increased traffic • Impact from loss of green spaces on quality of life of existing Ryde

residents • Site represents a ‘green corridor’ • Existing ground geology is not suitable for development • Effect of bringing cats adjacent to ancient woodland, including impact on

red squirrels • Multiple natural springs run through the site • Site is within an Area of Outstanding Natural Beauty • Impact on trees, specifically Oaks • Are the trees on site protected • Impact on Ryde Sands SPA • Significant change to the landscape character of a current rural area • Detrimental to the appearance of the area and harmful to the open rural

character of the neighbourhood • Existing green spaces need to be accessible to those residents of Ryde

who do not have cars; the proposed development would lose these. • Loss of ‘good’ agricultural land • When looking from the AONB a large urban development would affect the

whole area of landscape

Drainage • Flooding a significant problem on the site and downstream • Sewage should be directed to Sandown • Impact on existing storm and foul drainage systems, which is out of date

and floods in The Strand on occasions • Existing sewage and surface water drainage systems are running at near

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capacity • Further information will be required to refine any assessment of potential

impacts on hydrology, flood risk and drainage • Hard surfacing and building on areas of Greenfield would increase current

flooding • Flooding of allotments has been caused by the development of Southern

Quarter, this would be worsen by this development • Fields not suitable for a housing development due to surface water • Water holding facilities need to be adequately designed prior to work on

the houses commences • Existing drainage system in Ryde is combined so foul is mixed with

surface water • Ponds for surface water would become a health and safety issue as

metres from recreational space • How would the SUDs be maintained • Bell Well on site • Existing paths currently waterlogged • Flooding causes sewage in The Strand gardens • Decision should not be made until after March 2015 when the

Environment Agency provides an update on flooding of Monktonmead Brook.

Other • Proposal would provide 50% of the overall need for Ryde on one site • Impact on tourism due to loss of green space • Site has historical importance and should be preserved in its original state • Pennyfeathers is still part of a working farm • Compensation previously paid to the land owner for the removal of cattle

and slurry pit should be re-paid. • Resultant residents could object to noise generated by the Speedway

Stadium, which will hopefully re-start next year • Will the money to build the new school be ring-fenced by the Council • Against localism • Potential for archaeology remains • Would not enhance the context and character of the area • Local identity would be effected by an influx of new people • Would take away community land • Height of chimney for heating plant • Affect the character of Havenstreet • Increase in anti-social behaviour • Development would not enhance the quality and character of the town • What guarantees are there that this large project would be completed not

left half done • Would the infrastructure and community facilities be guaranteed • Proposed industrial units would be shifting businesses from the town

contributing to continued decline • Why are the Council not taking £8,000 per property paid to Council’s

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elsewhere • Visual impact of housing • Ryde’s ‘Assisted Area Status’ demonstrates it cannot sustain an influx of

people • Smaller sites are more sensitive and sympathetic to the character and

fabric of Ryde • Who will look after the sports centre, changing rooms and football pitches • Siting on the outskirts of Ryde would not connect well with Ryde as ‘the

town on the beach’

5.17

1 letter of support has been received from Ryde Saints Football Club as the proposal would provide an increase in grass football facilities for Ryde. The club states that for most of the past 10 years they have had to use football pitches in Newport, Wootton or Bembridge.

5.18

The Isle of Wight Society object to the proposal on the following grounds: • The proposed development is too large for the area • There are insufficient infrastructures from this development and an

increase to the amount needed would not be viable • Danger of this size of development on a flood plain would produce a

concrete footprint and further endanger flooding • Proposed development does not fit with the surrounding area.

5.19

The Ramblers Footpath Sub-committee have objected on the grounds that the scheme would effect a number of Rights of Way, all of which are well used providing access from the centre of Ryde to a network of paths and bridleways. They welcome that the Planning Statement outlines that all rights of way would be retained plus the provision of an underpass at Smallbrook Lane and a cycleway to Harding Shute. They also welcome the increased green areas and hedgerows to be retained as this would provide an enhanced experience within the built environment. Should the application be approved they would expect that existing rights of way would remain open and free of equipment and materials during the work, or where they have to be temporarily closed suitable diversions are in place.

5.20

Cycle Wight have commented that they are encouraged by the level of provision for cycle transport as part of the proposed development. The inclusion of cycle and pedestrian interconnections to Ryde town centre and Harding Shute represent an improvement to the local cycle network, this should also encourage a reduction on the reliance on private car transport. The proposed improvements to Smallbrook Lane are noted and these would have benefits for wider cycle usage in the local area. The Smallbrook greenway would form part of the Round the Island cycle route. This and the other proposed improvements to the local cycle network have potential to benefit the Island tourism economy. However, the current documentation does not mention provision for a prioritised cycle and pedestrian connection to Tesco. A well designed cycle and pedestrian friendly crossing of Brading Road at the south eastern corner of the site is needed in

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order to provide a safe and efficient route and so encourage the maximum usage. The masterplan shows a number of designated footpaths running east – west through the proposed green spaces, Cycle Wight recommend that at least two of these should be designated as shared use.

5.21

Campaign to Protect Rural England (CPRE) have objected to the application on the following grounds:

• Application is premature and should wait for the Area Action Plan • The need for the development of this scale is questionable, especially as

the Agent claims that there are 168 brownfield sites in Ryde • The application fails to meet SP1 as a large part of the site is not within or

immediately adjacent to the settlement boundary and the applicant should therefore be required to submit evidence showing how this development meets the needs for housing in the wider rural area, for those fields which are not immediately adjacent to the settlement boundary.

• Small sites spread throughout the town would be preferable to one large development as they would fit better into Ryde and would not dominate the landscape.

• The development of brownfield site would be more sustainable consistent with the aims of the NPPF.

• The proposed development would destroy all that is rural and pleasing outside the urban boundary of this area of Ryde.

• The proposed site is a vital buffer between urban and rural zones, offering protection to wildlife.

• Impact on red squirrels from the development and potential resultant domestic cats

• Light pollution • Risk of flooding • Support services such as local school, hospital etc. would be put under

increased pressure • Detrimental impact on the countryside

5.22

The Wildlife Trust have raised concern with regards to the density of housing and associated infrastructure proposed and consider that it would have significant adverse impacts on the Monktonmead Brook. The flooding in recent years had led to the instability of the river banks and changes to the soil stability which has resulted in the death of trees and the loss of ancient woodland habitat. The flooding issue in combination with the inevitable increase in recreational pressure along the brook could have a profound impact on the health of the trees. The loss of further trees would have a knock on effect and exacerbate the incidents of flooding downstream.

5.23

The Trust also raises concerns with regards to the Bat survey work, particularly in relation to Bechstein’s bat Myotis bechteinii. Activity surveys have been carried out but calls attributed to bats of the Myotis gebus have been grouped. Whitefield Wood is designated in part for the presence of Bechstein’s bat, which the report acknowledges is a difficult species to identify, it is somewhat surprising that the species’ likelihood of presence is predominantly assessed by

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considering habitat suitability. The bat report acknowledges that capture session would be the most robust method for determining presence, yet this survey method is not used. The Trust outline that they consider it important to survey each site robustly, and not rely on published literature as a means of ruling out a species. It is also possible that at the Pennyfeathers site Bechstein’s bat may also forage over the open field if the woodland is not a sufficiently sized resource to support them, as has been indicated in the bat report. If that is the case the impacts of the development on this rare species could be significant.

5.24 Network Rail have provided comments on ways in which the application through fencing, lighting and landscaping can ensure that it does not impact on the operations of the railway or safety. They provide a list of species which are permitted close to the boundary with the tracks. They also provide comment that surface and foul discharge must be provided and maintained by the developer to prevent surface water flows or run-off into Network Rail’s property.

5.25

Wight Squirrels have objected to the application on the grounds that the ancient woodland in Whitefield Woods, Angel Copse and Swanpond Copse is put at risk. The ecology report does not mitigate the loss or disruption of all the hedgerows the dormice live in and the squirrels use as wildlife highway. The plan exacerbates the detrimental effect of bringing cats to the edge of ancient woodland, which become predators to small mammals and bats as well as carrying disease. Extra traffic from the development would result in an increase in mortality of squirrels on the roads. Other hazards human habitation bring are water butts, ponds, garden netting, rat poison and traps. If any houses are built here then there must be a wider buffer zone separating Whitefield Woods from every house on the estate. All hedges and trees must be kept and protected.

5.26

The Badger Trust state that they strongly oppose the development because of the devastating impact it would have on wildlife, resulting in permanent loss of habitat for many protected species, including badgers. Although there are no active setts on site badgers forage extensively over this site and their pathways to foraging sites would be destroyed. The woodlands adjacent to the development, which provide habitat for badgers, would suffer from habitat degradation, noise and disturbance during the construction phase. There are many brownfield sites that could be developed around Ryde before destroying further green space.

5.27 BRAG object to the application and ask the following points to the taken into consideration in the determination of the application:

• Effects on the historic town of Brading and surrounding areas • Brading has a very narrow substandard High Street, the road reduces to

single track for larger vehicles, which can cause congestion. It could not cope with an increase in traffic through the town from any direction.

• Problems with drainage under the High Street, causing flooding • The pavements in the High Street area narrow and dangerous. Should

Pennyfeathers be approved, then the problems would multiply. • The road surface along the A3055 is in a poor state of repair • The accident rate on Beapers is high, granting Pennyfeathers would

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increase this risk factor • Reductions in the level of emergency services would mean people would

be put ‘at risk’ • The alternative route via Ashey/Smallbrook, via Green Lane is narrow and

windy, with real problems with flooding. • Flooding on the roundabout in Brading has been extreme again this

winter • The Island’s road system is already close to over capacity, especially

during the summer months, the resultant traffic generation from the proposed development would create greater pressure on an already overloaded system.

• The planned development road layout, displays the possibility of a “rat run” through the estate

• Application would be contrary to SP5 and would impact on the character of the towns of Ryde and Brading, and the surrounding landscape.

• Insufficient employment provision for resultant residents • Would deter tourists as the development would affect roads, loss of the

greenbelts between towns, the effect on wildlife and quality of our beaches

• Busy Bee has invested money in creating a good tourist and resident’s facility and could be affected.

• Steam railway, Vineyards and riding school could also be affected by the overloading of the main road routes

• Would put additional pressure on Havenstreet • Brownfield sites should be delivered first as these would give better

proportion of acceptable development size, be fairer in its diversity and delivery and local business would benefit but employing local people and local businesses supplying materials, creating jobs for Island people.

• If work on Pennyfeathers is undertaken at the same time as other approved developments it would place further pressure on the road infrastructure

• Would place added pressure on health care services • Inadequate capacity in the public sewerage system, resulting in a greater

risk of flooding • What reassurance would be in place to ensure the SUDs would be

maintained in perpetuity.

5.28 Isle of Wight Steam Railway object to the application and summarise their concerns as follows:

• Effect and influence on the existing rural station of the proposed development

• The possible effects on the housing from existing, unrestricted operations (including smoke, steam, soot and general noise)

• The possibility of damage caused by flood waters to the existing embankment should the proposed water attenuation measures not be adequate (or fail).

• The direction and impact of water run-off from the new playing fields and the impact which this could have in the railway’s infrastructure

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• Increased likelihood of trespass and vandalism

5.29 Isle of Wight Ramblers consider that the application is too large to be sustainable, putting extreme pressure on the infrastructure. In particular flooding. Major building programmes are not needed on the Island as the population has been fairly static for some time. The application would destroy the countryside and lead to a loss of wildlife.

5.30 Busy Bee object to the scale of the development as without considerable upgrade of the immediate highway the development would produce gridlock of traffic. The Tesco/Busy Bee roundabout is currently dependant on the Westridge traffic lights, which although a long distance away does create intermittent gaps in traffic allowing the roundabout to clear. This advantage would be lost with the potential high volume of traffic accessing the Brading Road closer to the roundabout.

6. Evaluation

Environmental Statement

6.1

The application has been submitted with an Environmental Statement in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (EIA). The Statement is considered to contain all necessary information, chapters and a non-technical summary and is therefore submitted in accordance with the regulations.

The principle of development on the proposed site

6.2

The application site is located adjacent to the settlement boundary of Ryde. Policy SP1 of the Core Strategy states that “The Council will… support development on appropriate land within or immediately adjacent to the defined settlement boundaries of the key regeneration areas …”. Whilst the proposal in principle conforms with the first part of this statement, it remains the case that the proposal needs to clearly demonstrate that it is on “appropriate land”. When determining if the development in question is being proposed on “appropriate land” The remainder of debate in this section of the report considers the issue of whether this is appropriate land or not.

6.3 In respect of the second point above the NPPF states that the Council must

“identify and update annually a supply of specific deliverable site sufficient to provide five years’ worth of housing against their housing requirements with an additional buffer of 5%.....where there has been a record of persistent under delivery of housing, local authorities should increase the buffer to 20% to provide a realistic prospect of achieving the planning supply and to ensure choice and competition on the market for land”.

6.4 The Council has a five year land supply, with the required 5% buffer. This is made up as follows:

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(a) Total extant permissions considered deliverable between 2014 and 2019 = 1612

(b) Total SHLAA sites considered deliverable between 2014 and 2019 = 1549

(c) Total 5 year supply 2014 – 2019 = 3191 The requirement is to have a five year land supply plus a five percent buffer, this equates to 3042. However there has been some debate as to the meaning of “specific deliverable site”. It has been questioned within a recent appeal (as set out below) whether it is acceptable to have as much as 49% of the total supply being made up of theoretical supply within the Strategic Housing Land Availability Assessment (SHLAA), which do not yet have consent but are deemed to be ‘deliverable’ unconsented sites. The figures should also not been seen as a ceiling but identify a minimum requirement.

6.5 The Planning Inspector who considered the recent appeal at Hazley Combe in Arreton, within which the five year land supply was debated, commented that: “there must be a certain concern that overall delivery from sites with planning permission and deliverable SHLAA sites will not come forward within appropriate timescale”, concluding that “the Council can show a 5-year supply on paper but there must be concern about whether it can be achieved”.

6.6 If the Council fails to consent sites to meet the identified need, there is an increasing risk that it will not be in a position to demonstrate that it has a 5 year land supply and will consequently need to demonstrate a higher percentage buffer figure to comply with the requirements of the NPPF. An important point to note when considering the five year land supply is that of build time. If a site is granted permission this year it is unlikely that construction would commence before 2016. In general a development by a national house builder could see between 50 – 75 units being constructed within a year, a smaller local developer would have a much slower construction rate. As such if, for example, an application for over 100 houses is consented those 100 would not all meet the supply requirements for the year they are consented but, are likely to add towards the subsequent 3 years requirement. Therefore, should this application be consented, it would not meet the percentage of the entire need within the first five years but would also add towards the overall requirement for the future.

6.7 The SHLAA September 2014 update categorises the Pennyfeathers site as ‘Deliverable’ site with a potential site yield of 708 – 1180. However, within the final evidence base tables for housing deliveries a conservative estimate of 600 units has been factored in. 150 within the next five years, 210 in the next 6 – 10 years, 200 in 11 -15 years and 40 in 15 plus years.

6.8 There is clear guidance provided to the council therefore that even with a theoretical supply it is necessary to ensure housing developments are consented to reduce the percentage of the overall numbers of units assumed to come from sites thus increasing the number of extant permissions.

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6.9 A number of comments have been received outlining that previously development land should be development before non-previously developed/Greenfield sites. This point is considered within Policy SP1 which states that the Council “will prioritise the redevelopment of previously developed land where such land is available, suitable and viable for the development proposed.” In light of this the application included a document entitled ‘Vacant and Potentially Available Previously Developed Land in Ryde’. This examined those sites/buildings within the Ryde area which have permission to be redeveloped or could represent a re-development site. When examining these it is necessary to first establish whether they are ‘available, suitable and viable. With this is mind some have been discounted, within the assessment, as they are located within Flood Zones or represent current employment land, which would be protected by other policies. When considering the remaining sites identified, they are either already accounted for within our five year land supply and therefore do not assist in meeting the additional requirement or would represent a total of 234 units. Officers have considered the submitted information in detail and concur with the conclusion that the total number of units available from previously development sites will not meet the need and therefore non-previously development land must be considered.

6.10 A recent Planning Inspectorate decision at Place Road in Cowes discussed the issue of developing on Greenfield land and the landscape impact of this. Within the decision the Inspector made the following comments: “The second implication in Policy SP1 is that all development on non-previously developed land should demonstrate how it will enhance the character and context of the local area. However, whether or not enhancement would take place should be viewed against the aim of the policy which is generally encouraging of development on the periphery of certain towns. To resist development failing to enhance simply because it would be on ‘greenfield’ land would be self-defeating.”

6.11 Taking the above into consideration it would be unreasonable to determine that the loss of ‘greenfield’ land on the edge of an existing settlement would be unacceptable in principle. The application is therefore considered to accord with policy SP1 of the Island Plan Core Strategy.

6.12 Policy DM3 requires that proposals for housing development provide an appropriate mix of housing types and sizes, in order to create inclusive and sustainable communities by reflecting the most up-to-date SHMA, while contributing towards meeting the identified housing need for the local area and specialist housing requirements. As outlined, in paragraph 1.12 above, the supporting information indicates that the proposal would provide differing mixes of unit types, although as this is an outline application the final units would be determined when the reserved matters applications are submitted for the individual phases. The mix that has been indicated is based on an assessment of the Councils Housing Register, the Councils Older Persons Needs Projections 2009-2025, Councils Housing Strategy and Mismatch Tables, the Strategic Housing Market Assessment 2014 (SHMA) and information from Estate Agents.

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The application is also supported by an Affordable Housing Report and a Housing Review Paper.

6.13 Policy DM4 requires that 35 percent of the development on site is affordable housing. The policy also sets a target for this to be a mix of 70 percent social rented and 30 percent intermediate tenures. The application details have indicated that these requirements would be met on site, with the affordable units being spread out through the phases of the development.

6.14 A number of comments have been received that the application would represent too many housing on one site, and the required provision should be split between smaller sites across Ryde. However, there is nothing within policy which limits the number of units on an individual site should it be appropriate in all other respects. By artificially limiting numbers you will often create a situation where developers create spurious boundaries to fall within the parameters or to avoid contributions.

6.15 Linked to the above point, a number of concerns have been raised by third parties with regards to the ability of the areas infrastructure to accommodate the number of units. When considering this matter it is important to appreciate when providing for improvements to the highway network, drainage system, doctors etc. there needs to be a critical mass of units to make such works viable. The application includes extensive works to the local highway network to accommodate the additional traffic which would be generated by the proposed development (discussed in more detail later in this report). If the required housing number were provided across a number of much smaller sites, the same number of vehicles would be generated onto the network but the developments themselves would not reach a critical mass individually to either justify or be viable to contribute towards these improvements. The Council are no longer able to ‘pool’ such contributions from a number of development and therefore, one of the only ways to ensure infrastructure is improved to be adequate for the number of units being constructed, is to ensure the works are undertaken within larger development schemes, in which the impact can be directly attributable to the scale of the development, as with this application.

6.16

The application is for a mixed use development to include 3,497m2 net increase of commercial floor space, to include a replacement for Westridge Garage which would need to be relocated as a result of proposed highway improvement works and a CHP plant. It would be necessary for the application submission to demonstrate that the site would be ‘appropriate’ for this use, as with the residential development, in accordance with Policy SP1.

6.17

Policy SP3 outlines that the strategy allows for at least 42 hectares of new economic development land to be delivered over the plan period. The proposed commercial element would go some way to meet this provision, within an area which includes ‘similar’ development. Concerns have been expressed by third parties that there are vacant commercial premises within the industrial estate opposite the site. Officers consider that the reasoning for the vacancy rates within neighbouring areas may be due to the nature of the available size or type of building and does not necessarily reflect a lack of need. Furthermore, it is

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essential to provide for more than simply the need in respect of employment development, in order to attract additional businesses etc.

6.18

A comment has been received by a third party raising concerns that the application is premature and should be considered for allocation within the Area Action Plan for Ryde and not as a planning application in advance of this. The council has an adopted core strategy against which applications can be determined and which, along with the NPPF, constitutes the development plan. In light of this, and due to the fact the emerging Ryde Area Action Plan has not yet been through formal public consultation (on proposed policies and allocations), officers consider that it would not be justifiable to refuse the application on the basis of prematurity. Government guidance sets out the circumstances when a refusal may be justified on the basis of prematurity, “other than where it is clear that the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, taking the policies in the Framework and any other material considerations into account. Such circumstances are likely, but not exclusively, to be limited to situations where both”:

• “A proposed development proposed is so substantial, or its cumulative effect would be so significant, that to grant permission would undermine the plan making process by predetermining decisions about the scale, location or phasing of new development….”

• “The emerging plan is at an advanced stage but is not yet formally part of the development plan for the area”

Officers do not consider that in this instance these circumstances have been met. Furthermore, in circumstances where the Local Plan is out of date or silent there should be a presumption in favour of sustainable development.

6.19 It is acknowledged that, if approved, this proposal would shape the approach in the Ryde Area Action Plan. However, that is not considered to be sufficient grounds to refuse planning permission. The proposal would result in a change in the visual appearance of the site and the growth of the settlement of Ryde, however, the delivery of the site over a long period of time would actually contribute to the phased and managed delivery of housing supply over the plan period, with smaller sites coming forward earlier in the plan period. Furthermore, the council has no legal powers to determine who submits a planning application or when it is submitted.

6.20

The other matters relating to whether the site is ‘appropriate’ land are considered in greater detail throughout the remainder of this report, under the relevant headings.

6.21

Hampshire Constabulary have commented that the proposed layout works ‘fairly well’ but raising some design points. As the application is for outline and therefore the siting, external appearance etc. are not finalised the comments should be noted for the detailed design stage.

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6.22 In conclusion the proposed development is considered to comply with policy SP1, being located adjacent to the settlement boundary and deliverable, therefore appropriate subject to other material consideration outlined below. The information submitted with the application demonstrates that the proposals would meet an identified need by providing a suitable mix of unit types in accordance with policies SP2, DM3 and DM4. As well as contributing to the core strategy target of creating 7,500 new jobs by providing employment land in accordance with SP3. The proposals would also serve to assist with the Councils five year land supply, by delivering housing which could be developed within the next five years, reducing the reliance on theoretical SHLAA site capacity and contributing to the identified for housing as set out in policy SP1.

Landscape and visual impacts

6.23 The Environmental Statement includes a visual impact assessment, looking at the likely significance of effects on the landscape character of the area. This assessment looks at the site from 15 viewpoints identified within the ‘Zones of Visual Influence’ (ZVI). These being the places from which the proposed development is most likely to be visible.

6.24 The application is for the large scale redevelopment of a Greenfield site and as a result it must be accepted that there would be a change to the visual appearance of the area. In order to consider the impact it is necessary to also consider the quality of the existing landscape. The site is not within an Area of Outstanding Natural Beauty and is not located within any other local landscape designations. The absence of statutory or local planning policy designations does not automatically imply a lack of value.

6.25 The East Wight Landscape Character Assessment (EWLCA) (May 2015) identifies the site as being within two landscape character areas; Northern Woodland (EWW2) and North-East Pasture Lane (PL2). Both of these areas are judged to be in a good condition and of a strong character.

6.26 The key characteristics of the Northern Woodland area include an identification of the woodland cover appearing as a dominant block in the landscape and the network of hedgerows, hedgerow trees enclosing small fields and acting as wildlife corridors. The landscape guidelines state:

• Conserve the woodland interest of the area particularly the ancient woodlands

• Encourage the strengthening of broadleaved woodland through new planting on areas previously assarted out of woodland

• Actively managed hedgerows to maximise their nature conservation value and use as wildlife corridors

The proposed scheme is considered to take these guidelines into account, with the protection, enhance and encourage the strengthening of the existing woodlands, through additional planting and buffer zones and allowing for the active management and conservation of the existing hedgerows and wildlife

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corridors, through the a management plan and company. The built form proposed is not considered to prejudice the key characteristic, with the dominant blocks of woodland and hedgerows being reinforced, and would ensure that the guidance of the EWLCA is followed.

6.27 The key characteristics of the North East Pasture Land character area include hedges and hedgerow trees, ancient woodlands, rolling pastoral landscape, historic farmsteads dispersed throughout the area and grassland areas. The landscape guidelines includes:

• Conserve and enhance the hedgerows and hedgerow trees through appropriate management

• Conserve the ancient woodland areas • Conserve and enhance the historic environmental features • Retain and maintain access to the area via the public rights of way

network • Conserve and enhance grasslands and wetlands for nature conservation

benefit. The application site represents 7.19% of the total North East Pasture Land character area and as such its loss in respect of useable pasture land is not considered to impact upon the overall character area. Furthermore, the remainder of the character area is positioned on the opposite site of Brading Road and therefore reads more cohesively, with the site appearing outside of the main area.

6.28 The proposed scheme is considered to take these guidelines into account and although the development would result in the loss of useable pasture land, it would retain and enhance the features of interest within it.

6.29 The visual impact assessment examines the impact on the development on these viewpoints, using industry standard techniques. The viewpoint analysis of effects during operation identifies the following:

Viewpoint number Significance Significant Not Significant

1 Brading Road x 2 Public bridleway and Listed Building at Barnsley Farm x

3Public Bridleway 58 and users of Westridge Golf Course x

4Bembury Down x 5 Public footpath south of site x 6 Public right of way to south near Harding Farm x

7 Brading Down x 8Public footpath 18 Mersley Down x 9 Public Right of Way 32 x

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10 Smallbrook Stadium x 11Smallbrook Farm Listed building x 12Public Footpath 51 x 13 Monterey Road Haylands x 14 Leighwood Close Haylands x 15 Weeks Road x

The conclusions of the assessments which state ‘not significant’ are generally due to proximity from the site/distance from the viewpoint, discernibility of the site, intercepting landscaping, topography and visual context.

6.30 Three viewpoints were considered to have a significant visual effect. It does not follow that a visual effect would in itself be unacceptable or negative. In respect of viewpoint 1 (Brading Road) it is acknowledged by the assessment and Officers agree, that there would be a stark change in the visual appearance of the site from one of open fields to commercial development. However, the assessment concludes that this effect, although significant would not be major adverse due to the introduction of built form. Officers agree with this conclusion and in addition the impact can be mitigated by the introduction of tree planting. Offices are also of the opinion that a change in the type of development from garage to mixed use in this area would also have a positive visual impact.

6.31 The proposed development would alter dramatically the view of the site from Brading Road as a whole. Officers consider that the industrial nature of the opposite side of the road and the presence of Tesco and Busy Bee at the full extent of the boundary, results in this change being seen in context with the settlement of Ryde and would therefore not be unacceptable.

6.32 The potential impact of the development from Viewpoint 5 (public footpath south of site) is also considered to have a potentially significant visual effect. It is noted that this footpath runs along the southern boundary of the site. The assessment concludes that the impact would be moderate adverse. The nature of the effect would be on recreational users of the footpath. It is considered by Officers that this effect would be localised to a small section of footpath, and in addition as the proposed development would create large areas of additional public recreational areas and footpath it would mitigate for the visual impact at this point within the site. In developing any housing scheme there would be a visual change to the immediate boundaries and it is not considered that the change in this instance would be such that it would make the scheme unacceptable. Furthermore, the existing footpath is the opposite side of Prestwood Butt Copse and runs to the south of Busy Bee, therefore it is partly screened from the site by natural growth and also currently would include views onto the existing commercial buildings within the area.

6.33 Viewpoint 11 is taken from the grounds of the listed farmhouse at Smallbrook. Due to the listed status of the property the significant effect concluded through the assessment would not be acceptable. However, as the application provides a range of densities within the proposed development areas it would be possible to reduce the number of units within the area closest to the listed building and in

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turn provide further landscaping. This would be in line with the parameters of the outline but would see the built form over 100 metres further from the building than currently shown, allowing for an intercepting space of 275 metres. This distance would include a combination of open space, the existing railway and woodland, together with additional open space grassland and the potential for further tree planting at the boundary of the built form. Officers considered that this lesser density approach to this development area would ensure that the significant impact would be adequately reduced and mitigated. A condition is therefore recommended to ensure that any reserved matters application for this parcel/phase of the site respects this relationship.

6.34 Natural England have confirmed that the application site does not appear to be either located within the setting of any nationally designated landscape. They outline however that all proposals should complement and where possible enhance local distinctiveness and be guided by the council’s Landscape Character Assessment and the policies covering protection of landscape character within the local plan. As outlined above in paragraphs 6.25 -6.28, it is considered that the proposed development enhances those features of interest outlined within the East Wight Landscaping Character Assessment (EWLCA) (May 2015).

6.35 The land within the site is mainly agricultural fields of a Grade 3a and 3b quality, but also includes; Pennyfeathers woodland and part of Whitefield Woods, the agricultural buildings associated with Prestwood Grange, the former ‘pound shop’ and Westridge Garage. This Grade is not considered to be high grade agricultural land and there is therefore no principle objection to its loss.

6.36 CPRE have raised concerns with regards to potential light pollution. It is considered that this matter can adequately be dealt with at detailed design stage to ensure that any lighting is designed to reduce spillage and is kept to an operational minimum required for safety. However, if should be noted that this needs to be examined in respect of the existing levels of light in and around MacDonald’s and Tesco.

6.37 The previous application on this site was refused on the grounds which included; insufficient information to demonstrate that there is environmental capacity in the area to accommodate the quantum of development proposed, failing to protect, conserve or enhance the Island’s natural building. The proposal would fail to integrate with the surrounding natural and built environment in turn having a detrimental impact on the landscape character. The scheme proposed by this revised application incorporates additional open space and landscaping buffer areas, retaining and enhancing the existing features of interesting within the area. This together with indicative layouts result in a development which would be seen within a landscape setting, clusters of housing being separated by existing and proposed natural features.

6.38 Comments raise questions with regards to the impact from the height of the chimney for the energy centre. This could be to a maximum height of 12 metres, dependant on the air quality assessment which would be required at detailed

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design stage. Officers do not considered this maximum height would be unacceptable when taking into consideration the height of surrounding buildings and the location of the energy centre alongside Brading Road.

6.39 In conclusion, it is acknowledged that the proposed development would result in a change to the visual appearance of the site but, due to the retained and enhanced landscape features, this change would not be unacceptable, when taken in the context of the wider site setting. It would also be possible, in certain areas of the site to mitigate for the extent of the change through landscaping and careful layouts.

Highways and Transport

6.40 The application proposes a number of highway improvement works to the existing network, as well as a new roundabout to serve the site and an indicative internal site network. The most notable changes include a widening of Brading Road with the inclusion of a centre landscaped boulevard, alterations including widening of Westridge Cross, a reconfiguration of the junction between Great Preston Road and Smallbrook Lane and a redirection of Smallbrook Lane into the site. These are discussed in turn below:

6.41 Brading Road (A3055) From its junction with Tesco Roundabout through to Westridge Cross signalised junction, Brading Road is to be remodelled and widened on its western side to accommodate a centre island/landscaped boulevard with signal controlled pedestrian crossing facilities and right hand turn lanes to accommodate the existing businesses and vehicle access points on the eastern side of the road. A shared surface footway cycleway is detailed to run parallel to the western side of the Brading Road linking into the site. At approximately midpoint on this section of Brading Road it is proposed that the existing Cothey Way priority junction be remodelled to form a roundabout (Junction D), providing a principal access point to the site. The general principals of the layout are considered to be acceptable to the Highway Authority and comply with design standards.

6.42 Great Preston Road / Smallbrook Lane (Junction B) The existing priority junction is limited in respect to width and visibility failing to comply with design standards. It is proposed that the junction be remodelled addressing the aforementioned issues by repositioning it to the west of its existing location and reconfiguring the layout so that it accords with design standards. The remodelling of this part of the network would also provide for improved pedestrian facilities and a new independent vehicle access and associated turning facility (subject to detailed design) for the adjacent cemetery. It is proposed that this junction would link into the onsite road network with the existing section of Smallbrook Lane from its junction with Great Preston Road running for a distance of approximately 500m in a westerly direction being converted to footway/cycleway.

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6.43 Westridge Cross (Junction C) The existing signalised junction would be remodelled and upgraded providing for;

• Signal controlled pedestrian crossing points on each arm of the junction. • Widening of the western approach (Great Preston Road) to accommodate

a designated right turn lane. • Widening of the northern approach to provide a fully compliant right turn

lane. • Remodelling of the eastern approach to provide for the swept path of

service vehicles. • Remodelling of the southern approach to accommodate the proposed

central island /boulevard on the A3055, and to provide for three approach lanes.

• Shared surface footway / cycleway on the south western corner of the junction.

The existing junction arrangement fails to comply with design standards, is limited in respect to pedestrian crossing facilities, onward connectivity and capacity. The existing footway when approaching from the south on the western side of Brading Road stops at Westridge Garage discharging pedestrians into the live traffic / private vehicle access. This proposal offers significant highway gain in respect to both safety and capacity.

6.44 Onsite Road Network (Junctions J, K and L) It is proposed that Smallbrook Lane would be redirected from a point just east of Smallbrook Railway Bridge into the site forming the principle route through the development. It is proposed to follow a route through the site passing through junctions J (priority junction) and K (roundabout) and linking into Brading Road via roundabout junction D. It is also proposed to provide a link road between junctions J and B retaining connectivity to Great Preston Road. In addition the proposal includes for the remodelling and realignment of Smallbrook Lane on the approaches to Smallbrook Railway Bridge in order to significantly improve the horizontal alignment and also crossing facilities for users of the adjacent public footpaths and bridleways. The principles of the proposed layout are acceptable, subject to detailed design.

6.45 The indicative layout originally indicated a roundabout directly after the Smallbrook Railway Bridge. This would have failed to meet design standards and has therefore been revised to show a priority junction could be positioned at this point on the site, providing adequate access into the site and the adjacent allocated employment land.

6.46 The previous application was refused on the grounds that it could prejudice the ability to provide a secondary access to the employment allocation. Officers consider that this application overcome these concerns.

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6.47 Junctions B, C, D, J, K and L have all been evaluated in respect to design standards and capacity, with swept path analysis’s also being provided. The principles of each of the junctions are acceptable.

6.48 The indicative layout shows the principal onsite road layout could be provided with an average carriageway width of 7.30m allowing adequate space for the passage of service and emergency service vehicles. Due to the outline nature of this application, detail in respect to the onsite minor road network is limited however subject to the principals of Manual for Streets / Manual for Street 2 being adhered to there would be adequate space to provide a suitable onsite residential and business road network. As this is an outline application with all matters reserves the internal minor road layout would be considered at a reserved matters stage.

6.49 In addition to the above it is proposed that an onsite shared surface footway / cycle network would be provided running from the junction of the site boundary with Smallbrook Lane about the existing Smallbrook Lane Railway Bridge through to Harding Shute to the south. A link would also be provided running east to west across the site via Prestwood Butt linking into Brading Road and then subsequently running the length of Brading Road in a northerly direction through to Westridge Cross. The proposal also includes for the upgrading of existing public bridle way R54 that runs north of Smallbrook Lane through to Slade Road, Ryde and for the remodelling of a proportion of Smallbrook Lane to provide linkage through to Great Preston Road and including for a pedestrian / cycle bridge to assist in the negotiation of the existing Smallbrook Lane Railway Bridge.

6.50 Public Rights of Way have requested consideration of various potential improvements to the existing Rights of Way Network. However, the application proposes a significant level of highway improvements that would enhance sustainability and permeability. It is therefore not considered reasonable to require significant further enhancements to routes outside of the site which may not be directly impacted upon as a result of the proposed development.

6.51 Ryde Town Council have raised a concern over the fact that the proposed cycleway running from the southern corner of the site to Harding Shute stops and would require users to enter a busy road network. This cycleway is not designed as a route to a destination (although it is acknowledged that it would provide access to the Cricket Club). The route is to provide on-site recreational options and therefore users would not necessarily be expected to continue onto Harding Shute but return into the site. Should a later link to the Island Cycle Network be provided off-site the route could be linked to it but, it is considered unreasonable for the development to have to provide extensive further enhancements, considering the main services and town centre are in the opposite direction.

6.52 Concerns have been raised that the proposed development would impact upon both Brading and Havenstreet, due to traffic generation. Officers consider that the proposed highway improvements would ensure that the various routes from the site are improved to encourage the distribution of traffic so as not to impact

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on one particular route.

6.53 Further comments also question whether impacts on Newport’s road network i.e. Coppins Bridge have been taken into consideration, as people living on site could work in Newport. The application has examined the impact on a number of junctions around the site, considering all potential routes from the site across the Island. Further than these points it would not be possible to directly attribute levels of traffic to the proposed development. There could be a number of possible routes to various destinations across the network. Flows would have dispersed into the wider network and it would not be possible to attribute impact associated with the vehicles coming from the site from other Ryde traffic to establish an appropriate level of work/contribution.

6.54 Comments by third parties also raise concerns that parking appears to have been an afterthought. The layout shown on the Masterplan is purely indicative and therefore demonstrates how the site could be developed not the final layout. Furthermore, the parking shown allows for fewer roadways to be constructed and is considered positive by the Crime Prevention Design Advisor.

6.55 Third parties have raised the issue that the residents would not be provided with a direct bus services. This is partly a matter of supply and demand. The road network within the site would be designed to accommodate buses should Southern Vectis deem that a service would be required or viable. This will be partly linked to the need for a critical mass of housing and residents to make the service viable.

6.56 The previous application was also refused on the grounds that the submitted Transport Assessment provided insufficient information in order to establish that the off-site highway improvements would be appropriate. This application overcomes these concerns, providing adequate highway improvement plans.

6.57 In conclusion the application is considered to identify adequate highway improvement works to ensure that the proposed additional traffic resulting from the development could be accommodated by the wider highway network in accordance with policies DM2 and DM17.

Flood Risk and Hydrology

6.58 The site currently falls from Brading Road to Monktonmead and the railway before rising again on the other side of this valley. The site falls from east to west, varying from 48.50m AOD to 9.90m AOD.

6.59 The site is located within flood zones 1, 2 and 3. A sequential approach to the development of the site has been undertaken on the proposed layout. The majority of the site is within zone 1, and it is within these areas that the development is proposed. The area at the lowest point of the site, alongside the railway and Monktonmead is zone 2 and 3. No development has been proposed within these higher risk areas but the areas would instead provide open space, mainly comprising woodland. No objection is therefore raised on locational

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grounds in respect of flood risk and it is not necessary for the application to include a flood risk sequential test.

6.60 Due to the scale of the development, it was still necessary for the application submission to include a Flood Risk Assessment. This is required to demonstrate that the development could be accommodated and drained without resulting in additional flood risk on site or upstream. As identified by many third party objectors the Monktonmead has a history of flooding, which has also resulted in flooding incidents further downstream at The Strand.

6.61 The site is mainly greenfield land and therefore any proposal involving the hard surfacing of these areas needs to demonstrate that it would not alter the ‘greenfield run off rate’ for surface water. The Environment Agency has outlined that “essentially, a new development should aim to mimic the natural, pre-development drainage regime of a site as to not increase the risk of flooding to third parties”. In order to ensure that the development would not alter the run-off rate a series of different techniques have been proposed within the site to either hold and attenuate water or provide permeable surfaces. These include;

• infiltration devices (soakaways), • porous surfaces, • conveyance swales, • modular storage, • bio-retention, • detention basins; and • ponds.

6.62 The Environment Agency has confirmed that the geology across the site differs

and therefore infiltration would be possible in some areas and not in others, resulting in the need for different techniques to be adopted throughout the site. The current drainage strategy demonstrates that through the attenuation of flows the greenfield run-off rates can be achieved, with a betterment to allow for climate change, as required by the Environment Agency. The proposal also includes calculations based on the assumption that the site will be 100 percent impermeable (zero infiltration), and whilst not proposing significant betterment above that required the rate could be improved upon at the detailed design stage, as the site would not be 100 percent impermeable in real terms. Officers and the EA are therefore satisfied that there is sufficient land on site to accommodate necessary water holding capacity to attenuate surface water to result in an improvement to the run-off rate.

6.63 The Environment Agency have highlighted that the Flood Risk Assessment makes reference to the SUDs Approving Body (SAB) with regards to future maintenance but this body is not yet in place, nor is there a requirement for it to be in place and therefore a maintenance procedure needs to be developed in the interim, or in the event that SAB’s are not introduced, long term. This matter will be incorporated within the Section 106 Agreement.

6.64 In light of the above it is considered that the scheme would not result in additional flood risk as the result of surface water drainage.

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6.65 Third party objections have been received which, in essence, query whether existing drainage infrastructure can accommodate the amount of development with specific reference to issues experienced in The Stand with sewage in flood waters. Southern Water has commented that there is currently inadequate capacity in the local network to provide foul sewage disposal to serve the proposed development. The proposed development would increase flows to the public sewerage system, and existing properties and land subject to a greater risk of flooding as a result. Additional off-site sewers, or improvement to existing sewers, would be required to provide sufficient capacity to service the development.

6.66 The submitted proposals have acknowledged this capacity issue outlining that it would be necessary to undertake reinforcement and upsizing to the foul sewer network to accommodate the predicted foul water flows from the proposed development.

6.67 Having regard to the above it is considered that, with the appropriate level of infrastructure improvement, which the development would need to facilitate, adequate capacity could be achieved. These are matters that would be considered at the detailed planning stage, should this proposal be approved.

6.68 The proposed development seeks permission for residential and commercial development and therefore any impact on ground water from contamination must be considered in relation to the construction process, and the possible pathways and receptors that could be impacted upon through the construction process but also the impacts the resultant development could have from operations. The information submitted with the application is considered to adequately demonstrate that, with appropriate conditions it would be possible to ensure against contamination of ground water through the construction process. However, Officers have raised concerns that, although the possible contamination from car parking areas etc. has been adequately addressed, additional details are required as to how industrial processes and the petrol filling station etc. would not themselves cause pollution of ground water. Although this concern is being expressed it is considered that this could be overcome with the correct design feature at detailed design stage, which could be conditioned accordingly and would therefore not form a reason for refusal.

6.69 In conclusion, the application has been submitted with sufficient information to demonstrate that the proposed development would retain the green field run off rate of the site, while also providing a degree of betterment, which could be enhanced further at detailed design stage. The application would therefore accord with the requirements of policy DM14.

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Ecology and Trees

6.70 The application site contains over 50 very high amenity (A and B Grade) individual trees, groups and woodland areas. The Council’s Tree Officer has commented that the general layout has addressed issues such as buffer zones and open spaces around woodlands and large mature trees. This would reduce direct impact and future pressure from occupants of the houses. However, it is identified that cycleways and footpaths are to be located near them although the tree report does not identify this or the potential impact to the trees in close proximity. As an outline application with all matters reserved the positioning and surface finish of these paths has not yet been finalised and these are therefore matters that can be addressed at detailed planning stage. It is considered that there is sufficient space available on site to ensure that the final position of any roads, footways and cycleways gives due regard to trees of importance and the surface finish appropriate for the use.

6.71 Officers confirm a tree report and arboreal method statement is will be required for each reserved matters stage, for each phase, and that due consideration should be given to the existing trees to inform the final design of each phase and that for this reason the application would not result in an unacceptable impact on trees.

6.72 The previous application was refused on grounds which included the impact on ancient hedgerows. The current proposal has overcome this objection. Nineteen hedgerows have been identified with in the phase 1 habitat survey. Of these thirteen were classified as ‘important’ when assessed against the wildlife criteria of the Hedgerow Regulations. The previous scheme would have resulted in the retention of 61% of the on-site hedgerows. The current scheme would results in the retention of 83% of the total hedgerows on site. The existing hedgerows on site measure 5,320 metres in length and the proposed scheme reduces this to 4,418m. A large proportion of the hedgerow to be removed is due to the existing boundary of the site with Brading Road being removed. This is not considered to be an ‘important’ hedgerow and therefore no objection has been raised to its removal.

6.73

The potential impact on the SPA is detailed within the Council’s Supplementary Planning Documents entitled Solent Special Protection Areas. This outlines how recreational pressure on the SPA as a result of new houses would have an impact on the features for which the area is designated, namely birds, and therefore for each additional residential unit approved within 5.6km of the SPA it is necessary for the impact to be mitigated through either on site provision and/or a contribution. In this instance it was considered necessary that both on site provision and a contribution would be required, due to the number of units being proposed.

6.74 Natural England confirm that they have no objection to the application and under the heading of International nature conservation sites conclude that; provided the applicant is complying with the SPD, Natural England are satisfied that the applicant has mitigated against the potential adverse effects of the development

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on the integrity of the European site. In addition they welcome the provision of 24.5 hectares of Green Infrastructure as part of the development.

6.75 In addition the minimum 5m planted strip on retained woodlands and hedgerows together with 10m landscape buffer proposed would not only ensure that the existing features are retained but would lead to biodiversity enhancements.

6.76 In total two areas of species-rich improved grassland (4ha) will be lost and 7.5 ha of rough grassland and semi-improved grassland would also be lost but this would be compensated for by the creation of species rich meadows in the natural areas that would be retained and enhanced including:

• The Walk – approximately 1.9ha • Smallbrook Greenway – 0.47ha • The Meadow – approximately 2.84ha • Three Trees Field – approximately 1.6ha • The Ride – approximately 2.2ha • Pennyfeathers Park – 0.77ha

6.77

Habitat enhancements would also provide mitigation for the loss of bird nesting areas and together the erection of 20 bird boxes in a variety of styles on mature trees would provide additional nesting opportunities for birds on site and 10 bat boxes to provide additional roosting opportunities. The proposed planting mix would consist of native species of local provenance. The diversity of habitats including rough grassland, wetland areas, trees and scrub would encourage invertebrate prey for bas and enhance the site as foraging and commuting habitat.

6.78 The Environment Agency provide advice to the LPA on Water Voles, outlining that the 5 metre buffer shown would be insufficient to protect the existing water vole population and prevent any expansion in its range, contrary to the target set out in the Isle of Wight Habitat Action Plan. However, the defined ‘buffer area’ is indicated as 5 metres this only refers to the indicative area adjacent to the river. This does not include the woodland or recreational open space area between the river and construction, which the Water Voles are being protected from. This area measure approximately 50 metres. This is more than sufficient to ensure that there is no impact on this species. The Environment Agency have confirmed that they are happy with this approach.

6.79 Concerns are raised with regards to the impact on bringing cats adjacent to the woodlands and the resultant impact on wildlife. Officers do not consider the percentage of the total number of each protected species within the woodland and surrounding countryside is of such significant importance to the overall population to warrant the refusal of the scheme due to the potential impact from cats.

Air quality, noise and vibration

6.80

The application proposes to incorporate industrial units and a biomass energy centre. It would also generate levels of traffic which can result in some levels of

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potential air pollution.

6.81

The Council’s Environmental Health Officer has confirmed that “the air quality assessment provided with the application appears suitable and determines that the EU air quality objectives would not be exceeded as a result of the development”. Any Reserved Matters application which applied specifically for the commercial and energy related elements of the scheme would need to include specific assessment for the uses being proposed.

6.82

The site is not located within an Air Quality Management Area and based on the submitted information, which utilises Annual Average Daily Traffic (AADT) to predict pollution concentrations, the traffic which would be generated from the proposed development would not result in thresholds being exceeded.

6.83

The indicative flue height for the proposed energy centre has been established based on dispersion modelling techniques. The application would establish the principle of this flue height based on the likely nearest properties (with opening windows) and a generic output of a like system. At the detailed design stage the specific system would need to be identified in order that officers can consider whether this height could be reduced or properties moved further from the system. An Environmental Permit is required for gas turbines with a net rated thermal input of 20 MW. The proposed system would have an input of 2 MW. It is considered that the potential air quality impacts could be managed by flue height.

6.84

The noise impact assessment has concluded that noise from Smallbrook Stadium, traffic on Smallbrook Lane and the proposed commercial units would have an impact on the future occupants of the proposed houses.

6.85

The mitigation measures proposed to protect the future occupants from the noise of traffic on Smallbrook Lane, is to construct a 1.8 metre barrier at the nearest properties. The visual impact of such a ‘barrier’ would have to be carefully considered and potentially screened with natural growth. Additionally, this proposed barrier would not mitigate the impact on existing residential properties from the increase in traffic noise. However, the predicted increase is small and therefore noise mitigation measures are not considered to be necessary.

6.86

The noise from Smallbrook Stadium may give rise to complaints from the occupants of the proposed development. There are currently houses closer to the stadium than those within the proposed layout. Over the last 10 years five complaints have been received concerning speedway and nine for music entertainment. There would be no suitable mitigation that could overcome the potential for future noise. However, as there are existing dwellings in closer proximity to the Speedway and events and practices associated therewith are controlled through licensing restrictions, the potential impacts are considered to be minimal.

6.87

The railway runs through the site and therefore consideration needs to be given to the potential impact from vibration. The Noise and Vibration report submitted with the application outlines that a 50 metres distance between the railway and

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the residential development would reduce the level of vibration to such a degree that it would result in a ‘low probability of adverse comments’. However, the indicative layout would result in the closest unit to the rail tracks being approximately 25 metres away. Environmental Health Officers have commented on this matter and consider that, due to the nature of the existing railway stock and the fact other properties within the area along its length of the tracks are significantly closer than the suggested 50 metres. This proximately has not resulted in complaints from existing residents. The distances shown would therefore appear to be acceptable. Although the EHO would seek additional modelling and measurements are submitted prior to any as part of any detailed submission to ensure no mitigation through design of the units would be required. It is considered by Officers that the potential impact could be mitigated to ensure that there would be no unacceptable adverse effect on resultant residents.

Socio-economics

6.88

The application would potentially result in the creation of around 300 jobs, while also securing up to 904 additional dwellings of which 316 would be affordable housing.

6.89 Sport England are not a statutory consultee but have commented on the application and have raised concerns that the application would out unacceptable pressure on the local sports facilities. They do however raise that it would be more beneficial to provide a contribution towards improved facilities at Smallbrook Stadium opposed to additional playing fields. A contribution has been included within the Section 106 Agreement.

6.90 The proposal includes a Community Centre, which could if required by the Health Care Trust, incorporate a polyclinic doctor’s surgery. These facilities would be available for both the existing and resultant community.

6.91 Concerns have been raised by third parties that there is not sufficient infrastructure (e.g. doctors, dentists) in the local area to accommodate the increase in the population. Officers would raise two points with regards to this matter; firstly the numbers of units are required in the area to accommodate population increase and the changing living patterns, therefore many of the resultant residents would already be living in the local area. Secondly, the surgery’s etc. cannot increase their number of doctors (for example) until the pressure is created. In instances where surgery’s do not have sufficient additional patients or pressure to justify an additional doctor polyclinics can be the preferred method of providing the facilities within the community.

6.92 Comments have referred to the closure of a community centre in the town and therefore question the need for a further centre. The proposed centre would provide the opportunity for a sports hall, changing rooms and a possible clinic. Separate concerns raise the lack of things for young people in the town to do. Officers consider the community centre, together with the contribution towards Smallbroook, could assist with this concern.

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6.93 The application includes land for a new primary school, which would allow a school of an appropriate size for the potential future need of the whole of the Ryde area at this age range, when considering the total number of units required over the plan period. This would be supported with a contribution towards the construction of the school. Due to the current capacity available at secondary level it is not considered necessary for a contribution to this age range.

6.94 Concerns have been raised by third parties with regards to when the school would be built and the interim impact on existing capacity. The application would be for up to 904 houses which means that the development could result in a lower number being constructed. Taking the maximum number it has been determined, in consultation with the council’s education advisors that the application could result in 377 eligible dwellings (this removes one bedroom units and potential age restricted older persons units which would not result in a need for education places). This number has then been divided by the contribution level associated with primary age (based on the Council’s Children’s Services Facilities Contributions Supplementary Planning Document). This forms part of the s106.

6.95 It has been necessary for this contribution and provision to be flexible as the council cannot currently predict where school spaces are required for the next 15 years (the lifetime of the development) or the total number of units which would be constructed. Therefore the s106 provides for transfer of land for the school site within phase one of the development. The school would however only be constructed when and if the capacity was required. In the intervening period the s106 contribution would be utilised to create additional capacity at local schools, as required.

6.96 The application as submitted includes two football pitches on the opposite side of the railway line. As these would be physically divorced from the main development and only accessible via a footway mid-way along Smallbrook Lane, there was concern that these would not be accessible, with no parking being provided. Furthermore, there was no indication as to who would maintain these pitches or manage their use. Therefore, officers have negotiated a contribution towards improved football facilities at Smallbrook Stadium in place of these pitches.

6.97 Concerns have been raised with regards to the impact of the development on tourism, in general, and Busy Bee and the Steam Railway in particular. The site is not located within any landscape designation and as such Officers do not consider that the site makes an important contribution to the visual landscape enjoyed by tourists when visiting the Island and it is therefore not considered that the development would impact on the tourist industry.

6.98 With regards to Busy Bee, this is a garden centre not a formal tourist attraction, although it is acknowledged that it does attract visitors, especially at Christmas. However, it is not considered that the proposed housing would detract from the garden centre business. The new cafe terrace does partly look over the site but also the surrounding countryside to the south, the development would not

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therefore fully detract from this outlook.

6.99 The Steam Railway have also objected on the impact of the development on their business. However, the proposed housing is a significant distance from the railway embankment and, although the development would be visible due to the topography of the land, this would be through landscaping and woodland and the housing would not dominant the view. The Railway raise further concerns with regards to flooding issues and vandalism. The issues of potential flooding are dealt with in the relevant chapter of this report, but in short the application would not increase greenfield run off rates from the site and would therefore not increase the potential for damage to the embankment from flood waters. With regards to vandalism, there is no evidence that the proposed development would result in these affects, and the presence of housing in close proximity could in fact lead to greater natural surveillance.

6.100 Comments have been received from third parties stating that Ryde’s Assisted Area status demonstrates it cannot sustain an influx of people. Being located within an Assisted Area permits the granting of additional financial support to small businesses and large enterprise in less economically advantaged locations. In certain circumstances this includes aid towards the cost needed for new commercial projects or support for projects and programmes that are using private sector investment that will create economic growth and sustainable employment. The support is to encourage business in these communities to grow and innovate, positively affecting the locations and the broader economy. The application itself represents economic growth and would lead to the creation of sustainable employment. The creation of housing, especially affordable housing for local people can aid with the issues attributed to Assisted Areas. The project would also provide for additional public facilities and highway infrastructure improvements. It is therefore not considered that the application would have a negative impact on the areas status.

Other matters

6.101 Concerns have been raised by third parties that the application is not supported by a National house builder and as a result could take ‘a considerable time to commence and implement”. Although not supported by a house builder the application is for outline only and therefore is only seeking to agree the principle. It is not anticipated that it would meet an immediate need for the next 2-3 years but would contribute towards the five year land supply and onwards.

6.102 Ryde Town Council have stated within their comments that they would wish to see the Council maximise the opportunities available to seek a greater financial contribution from the developer for infrastructure improvements and to use the housing allocation as a means to support essential services by allocating a proportion of the new housing stock to housing for key workers. Contributions from planning applications can only be taken where there can be a direct attributable link between the impact and the mitigation, which the contribution would pay towards. This has to also be based on a costed project. Officers are satisfied that the contributions set out in paragraphs 1.14 and 8.1 are reasonably

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required based on an assessed impact and associated mitigation.

7. Conclusion

7.1 Having given due regard and appropriate weight to all material considerations referred to above the application is considered to accord with the principles of the Core Strategy and the National Planning Policy Framework

7.2

The proposal would provide for additional housing to meet the needs of the local areas as well as contributing towards the Island’s required housing delivery for the Plan period on a site which is adjacent to the settlement boundary and therefore within a sustainable location in accordance with policies SP1, SP2, DM3 and DM4 of the Island Plan Core Strategy.

7.3

The application would also bring forward commercial land for additional and varied employment opportunities within the area, leading to the creation of jobs, in accordance with policy SP3 of the Island Plan Core Strategy.

7.4

The scheme has been sensitively considered in relation to matters regarding ecology and the surrounding ecological designations, and the application has sufficiently demonstrated through its supporting information that significant ecological enhancements and benefits could be realised through this proposal.

7.5

The submitted indicative plans have demonstrated that the proposed number of units could be accommodated on site, when retaining features of importance, such as hedgerows, without having an unacceptable impact on the character of the area or any designated sites.

7.6

The proposed development includes substantial highway improvement works to ensure that the potential traffic which would be generated by the resultant housing and commercial land could be accommodated within the wider network.

8. Recommendation

8.1

Conditional permission subject to a Section 106 covering the following Heads of Terms:

• The submission and delivery of an Ecological Management Plan; • The provision and ongoing management of Public Play Areas and Public

Open Spaces; • £172 per dwelling for SPA Mitigation; • The establishment of an Estate Management Company; • £2,372,800 education contribution, plus land for £1; • £6,500 towards improvements to Smallbrook Junction; • £140,000 towards improvements to Smallbrook Stadium; • The provision of sustainable urban drainage system and arrangements for

ongoing maintenance; • 35 percent Affordable housing.

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9. Statement of Proactive Working

9.1

In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council takes a positive approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area. Where development proposals are considered to be sustainable, the Council aims to work proactively with applicants in the following way:

1. The IWC offers a pre-application advice service 2. Updates applicants/agents of any issues that may arise in the processing

of their application and, where there is not a principle objection to the proposed development, suggest solutions where possible

In this instance pre-application advice was provided and matters of concerns were discussed following the initial site visit. Clarification was provided to overcome these concerns and the application was considered to be acceptable.

Conditions/Reasons

1 Application for approval of the reserved matters for phase 1 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 approval date of the first application for approval of the reserved matters. Applications for the approval of reserved matters for subsequent phases shall be submitted to the Local Planning Authority before the expiration of 4 years from the date of this permission. The subsequent phases of development shall be begun either before the expiration of 5 years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is later. 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 Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development of any phase is commenced. Reason: In order to secure a satisfactory development and be in accordance with policy SP1 (Spatial Strategy) and DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

3 Prior to the submission of any reserved matters application referred to in conditions 1 and 2 a phasing plan for the whole site shall be submitted to and

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approved in writing by the Local Planning Authority. The phasing plan shall include details of the intended number of market and affordable dwellings and dwellings restricted to elderly person's accommodation for each phase of development together with the general locations and phasing of key infrastructure, including surface water drainage, green infrastructure, community facilities and access for pedestrians, cyclists, buses and vehicles. The phasing plan shall be based on the principles of the Masterplan (Drawing no. PF 2014 MP 01 Rev. D), and the Phasing Plans (Drawing nos. PF 2014 PP10D, 2D, 3D, 4D, 5D), the Planning Statement and the Design and Access Statement (with the exception of the housing area to the east of Smallbrook Bridge, which shall be reduced and set back from the westerly boundary). Reason: To ensure that the services and multiple elements of the scheme are provided when required in accordance with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

4 The proposal shall be developed in accordance with the parameters, mitigation measures and recommendations detailed in the submitted Environmental Statement and supporting documentation. Reason: In the interests of landscape and visual amenity, residential amenity, biodiversity, highway safety, heritage, flood risk and having regard for policies SP5 (Environment), DM2 (Design Quality of New Development), DM11 (Historic and Built Environment), DM12 (Landscape, Seascape, Biodiversity and Geodiversity), DM14 (Flood Risk) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

5 The total number of units on site shall not exceed 904 dwelling with no more than 5,035 square metres of commercial floor space in accordance with the parameters set out within the Masterplan no. Reason: To ensure the quantum of development is appropriate for the environmental capacity of the area in accordance with Policy SP5 (Environment) of the Island Plan Core Strategy.

6 Construction of the development shall not be commenced until details of the proposed means of foul water sewerage disposal have been submitted to, and approved in writing by the Local Planning Authority. Reason: To ensure that adequate capacity is available in the local network and would not lead to flooding in accordance with policy DM14 (Flood Risk) of the Island Plan Core Strategy.

7 Before each phase of development approved by the planning permission no development shall take place until such time as a scheme to manage surface water has been submitted to, and approved in writing by, the Local Planning Authority. The surface water drainage scheme should be in accordance with the sustainable drainage principles submitted within Environmental Statement ref:

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"1106321-1 (00)" Volume 1 and 2, dated November 2014, by RSK. The scheme should also contain details on how the proposed systems wall be maintained. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority. Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site and to reduce the risk of flooding to the proposed development and future users in accordance with policy DM14 (Flood Risk) of the Island Plan Core Strategy and paragraph 103 of the National Planning Policy Framework

8 No development shall take place until a scheme for the provision and management of a 15 metre wide buffer zone alongside the Monktonmead Brook shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved scheme. The buffer zone scheme shall be free from built development including lighting [other than that agreed], domestic gardens and formal landscaping. The scheme(s) shall include: Plans showing the extent and layout of the buffer zone Details of any proposed planting scheme (native species) Details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible got management plus production of detailed management plan Details of any proposed footways, fencing, lighting etc. Reason: To ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site in accordance with policies SP5 (Environment), DM12 (Landscape, Seascape, Biodiversity and Geodiversity) and DM13 (Green Infrastructure) of the Island Plan Core Strategy and paragraph 109 of the National Planning Policy Framework

9 Prior to the construction of the development hereby authorised commencing, the applicant shall submit a noise control plan to the local planning authority. Construction shall not commence until such a plan has been approved by the local planning authority. Once approved the plan shall be adhered to at all times, unless otherwise first agreed in writing with the planning authority. As a minimum, the noise control plan would cover;

i. procedures for ensuring compliance with statutory or other identified noise control limits;

ii. procedures for minimising the noise from construction related traffic on the existing road network;

iii. procedures for ensuring that all works are carried out according to

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the principle of ‘Best Practicable Means’ as defined in the Control of Pollution Act 1974;

iv. general induction training for site operatives and specific training for staff having responsibility for particular aspects of controlling noise from the site;

v. a noise and vibration monitoring / auditing programme, particularly during any piling operations;

vi. liaison with the Local Authority and the community; and, vii. the adoption of ‘Best Practicable Means’ and compliance with

recommendations as described in BS 5228:2009 (or any subsequent revision to this document)

Reason: To prevent annoyance and disturbance, during the demolition and construction phase in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

10 No development shall take place, including any works of demolition, until a construction method statement has been submitted to, and approved in writing by, the local planning authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for:

i) the parking of vehicles of site operatives and visitors; ii) loading and unloading of plant and materials; iii) storage of plant and materials used in constructing the development; iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; v) wheel washing facilities; vi) measures to control the emissions of nose, smoke, fumes, dust and dirt during construction and demolition; and vii) a scheme for recycling/disposing of waste resulting from demolition and construction works.

Reason: To prevent annoyance and disturbance, during the demolition and construction phase in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

11 There is to be no burning on site of demolition and / or construction waste during the demolition and construction phases of this development. Reason: To prevent annoyance and disturbance from smoke emissions from the premises in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

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12 In the event that pile foundations are to be driven, a scheme for the proposed method of piling to be employed shall be submitted to and agreed in writing with the local planning authority before construction commences. The scheme shall include an explanation of the methods of installation of piles, appropriate justification for the method proposed and an explanation of why other methods are not technically feasible. Reason: To prevent annoyance and disturbance, during the demolition and construction phase in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

13 No commercial unit shall be bought into use until the Local Planning Authority has been notified of the intended business hours. The use shall not commence until these hours have been approved, or amended as necessary, by the Local Planning Authority. Reason: To prevent annoyance and disturbance, in particular sleep disturbance from noise emissions from the premises in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

14 No commercial unit shall be bought into use until the Local Planning Authority shall be notified of the intended hours for goods deliveries and goods dispatches of each part of the commercial development. The use shall not commence until these hours have been approved, or amended as necessary, by the Local Planning Authority. Reason: To prevent annoyance and disturbance, in particular sleep disturbance from noise emissions from the premises in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

15 Prior to the use hereby authorised commencing, for each of the proposed commercial units, comprehensive noise assessments shall be carried out by a competent person. The survey(s) shall concern anticipated noise emissions from the operation of plant, machinery, business activities and proposed controls. The survey should be carried out in accordance with BS4142:1997 and should ensure that the rating level of the noise emitted shall be lower than the “night-time” existing background noise level by at least 3 dB (and shall have no significant tonal component within any 1/3 Octave Band Level. Where any 1/3 octave band level is 5 dB or above the adjacent band levels the tone is deemed to be significant) between 23:00 and 07:00 hours daily, and shall not exceed the existing “daytime” background noise level at any time (and shall have no significant tonal component within any 1/3 Octave Band Level. Where any 1/3 octave band level is 5 dB or above the adjacent band levels the tone is deemed to be significant) between 07:00 and 23:00 hours daily, by measurement or calculation. The survey should also include details of the likely L Amax(f) levels arising from the proposed use including their anticipated frequency and projected

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times of occurrence and should be calculated at a position 1 metre from the boundary of the closest noise sensitive premises, to the proposed development. The existing background noise level should be determined at a point 1 metre from the boundary of closest noise sensitive premises, to the proposed development. Reason: To prevent annoyance and disturbance to existing and future occupants from noise emissions of the proposed commercial units in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

16 ‘Reserved matters applications submitted pursuant to Condition 1 shall, as necessary, shall be accompanied by details of mitigation measures for any dwelling located within those parts of the site subject to noise level of LAeq 45dbB between the hours of 23.00 and 07.00 and LAeq 55dbB between the hours of 07.00 and 23.00 hours, so to achieve internal noise level of LAeq 30dbB between and LAeq 40dbB respectively. No dwelling shall be occupied until it has been constructed in accordance with the approved details. The details shall be based upon the Environmental Statement Reason: To prevent annoyance and disturbance to existing and future occupants from noise emissions in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework.

17 No development shall be commenced until a plan for air quality monitoring for the site has been submitted to and approved by the Local Planning Authority. The plan shall:

1. Demonstrate that pollutant emissions from the development (or parts thereof) identified in the Air Quality Chapter of the Environmental Statement to the application will not exceed the national air quality standards; and

2. Identify the mitigation measures for restricting pollutant emissions from all premises within the site to ensure that the cumulative air quality impact at any identified receptor does not exceed the required standards

Reason: To ensure that the proposed development does not lead to unacceptable increases in air pollution in accordance with paragraph 123 and 124 of the National Planning Policy Framework

18 Prior to the occupation of any commercial unit within the development, the Local Planning Authority shall be notified of any fixed plant or machinery associated with the end user. The use shall not commence until a scheme of sound insulation measures for the development to reduce emissions of noise has, if deemed necessary by the Local Planning Authority. The provisions of this scheme shall include physical controls, operational restrictions and administrative controls, where appropriate. The scheme approved by shall be fully implemented in accordance with the approved details before the use commences. The scheme

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and any required works shall thereafter be maintained in accordance with the approved details. No alterations to the structure, roof, doors, windows or external facades shall be undertaken without the prior written approval of the Local Planning Authority. Reason: To prevent annoyance and disturbance, in particular steep disturbance from noise emissions from the premises in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy and paragraph 123 of the National Planning Policy Framework

19 No part of the development hereby permitted shall commence until there has been submitted to and approved in writing by the Local Planning Authority (1 original and 1 copy). a) a desk-top study documenting all previous and existing land uses of the

site and adjacent land in accordance with national guidance as set out in Contaminated Land Research report no’s 2 & 3 and BS10175:2011;

and, unless otherwise agreed in writing by the Local Planning Authority, b) a site investigation report documenting the ground conditions of the site

and incorporating chemical and gas analysis identified as appropriate by the desk-top study in accordance with BS10175: 2011 – “Investigation of Potentially Contaminated Sites – Code of Practice”;

and, unless otherwise agreed in writing by the Local Planning Authority, c) a remediation scheme to deal with any contaminant including an

implementation timetable, monitoring proposals and a remediation verification methodology. The verification methodology shall include a sampling and analysis programme to confirm the adequacy of decontamination and an appropriately qualified person shall oversee the implementation of all remediation.

The construction of buildings shall not commence until the investigator has provided a report, which shall include confirmation that all remediation measures have been carried out fully in accordance with the scheme. The report shall also include confirmation that all remediation measures have been carried out fully in accordance with the scheme. The report shall also include results of the verification programme of post-remediation sampling and monitoring in order to demonstrate that the required remediation has been carried out. Reason: To protect the environment and prevent harm to human health by ensuring that where necessary, the land is remediated to an appropriate standard in accordance with policy DM2 (Design Quality for New Development) and paragraph 121 of the National Planning Policy Framework.

20 No dwelling shall be occupied until the highway improvements shown on plan(s)

• 8140328/6102 Rev P3 General Arrangement Brading Road • 8140328/6116 Rev P1 Junction B Proposed General Arrangement • 8140328/6126 Rev P1 Junction D Proposed Layout General Arrangement

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• 8140328/6169 Rev P1 Junction L

And the onsite principal highway infrastructure shown on plan(s)

• 8140328/6101 Rev P1 General Arrangement Overview • 8140328/6155 Rev P1 Internal Access Junction J General Arrangement • 8140328/6160 Rev P1 Internal Access Junction K General Arrangement

to include for the remodelling of the existing section of Smallbrook Lane to footway/cycleway standard and its associated junctions with the principle onsite network have been completed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Please note drawing no. 8140328/6101 Rev P1 General Arrangement Overview includes for the modelling of junction L which has subsequently been removed from the scheme. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

21 No dwelling shall be occupied until the footway/cycleway routes based on the layouts detailed on drawing no pf 2014 MP 01 Rev D Master Plan including the associated bridge adjacent to Smallbrook Railway Bridge have been constructed surfaced and drained in accordance with details which have been submitted to and approved by the Local Planning Authority. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

22 No dwelling shall be occupied / unit shall be brought into operation until the parts of the service roads which provide access to it have been constructed surfaced and drained in accordance with details which have been submitted to and approved by the Local Planning Authority. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

23 For each phase of the development the reserved matters applications shall be supported by an arboreal method statement, to include but not be limited to: • a plan showing the location of each tree on the site which has a stem with a

diameter, measured over the bark at a point 1.5m above ground level, exceeding 75mm, showing which trees are to be retained and the crown spread of each retained tree;

• Details of the diameter, height, and an assessment of the general state of health and stability of each tree to be removed;

• Details of any proposed topping or lopping; • Details of any proposed alterations in existing ground levels, and the position

of any proposed excavation, within the root protection area of any retained tree;

• Details of the specification and position of fencing and of any other measures

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to be taken for the protection of any retained tree from damage before or during the course of development;

Reason: To ensure trees of importance and not impacted upon by the construction process in accordance with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

24 Prior to the commencement of development, a Mitigation, Enhancement and Management Plan (MEMP) shall be submitted to and approved in writing by the Local Planning Authority. The MEMP shall include but not be limited to the following details: • Protection and enhancement of retained habitats and provision of any

migration areas; • Methods for the retention and protection of hedgerows, trees and

watercourses; • Methods of pre-commencement checks for protected species; • Methods for precautionary soft felling of trees with the potential • A scheme of lighting, where required, which would be suitable for areas in

which bats are present • Details of site clearance, which shall not be carried out during the bird nesting

season (March to August inclusive) unless a survey to assess the nesting activity on site during this period has been undertaken and a methods of working to protect any nesting bird interest found established and then implemented;

• A timetable for the implementation of any works; • Provisions for the long term management and monitoring of all mitigation

areas and retained habitats within the scheme; • The personnel responsible for implementation and supervision of the scheme. The MEMP shall be implemented in accordance with the approved details. Reason: To ensure that the proposed development does not have an unacceptable impact on features of ecological interest or protected species in accordance with policies SP5 (Environment) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

25 Prior to the finalisation of any layout detailed bat surveying, to include trapping

and radio tracking shall be undertaken and submitted to the Local Planning Authority in writing for agreement. The results of the survey work shall be used to ensure that the proposed layout of units would not have an unacceptable impact on the feeding grounds of the bats. Reason: To ensure that the proposed development does not have an unacceptable impact on bats, a protected species, in accordance with policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

26 Prior to the commencement of each phase of the development details of both

hard and soft landscape works, for that phase, and a programme for the

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implementation/installation shall be submitted to and agreed in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include but not be limited to: positions of all trees, hedge and shrub planting and a schedule noting their species, planting sizes, proposed numbers and densities where appropriate; proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting, etc). 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.

27 Prior to the commencement of any excavation works on each phase, a programme of archaeological work in accordance with a written scheme of investigation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details. Reason: To ensure no features of historical interests are impacted upon through the construction process in accordance with Policy DM11 (Historic and Built Environment) of the Island Plan Core Strategy.

28 No development shall take place within any phase until samples of materials to

be used in the construction of the external surfaces of the development within that phase hereby permitted 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 the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

Informatives: The applicant/developer should enter into a formal agreement with Southern

Water to provide necessary sewerage infrastructure required to service this development. Please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk

Measures shall be taken to ensure that any water distribution mains, water trunk main, combined and foul sewer within the site is protected during the construction of the development.

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02 Reference Number: P/00886/15 - TCP/25098/D Approval of reserved matters on P/01485/14 - TCP/25098/C for onshore elements for Perpetuus Tidal Energy Centre including substation/ control room and associated parking, cabling and site levelling works Flowers Brook, Steephill Road, Ventnor Applicant name: Perpetuus Tidal Energy Centre Limited This application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION The application relates to land owned by the Council and so the Constitution requires that the application is determined by the Planning Committee. MAIN CONSIDERATIONS

• Whether the scale and appearance of the development would be acceptable in relation to the character and appearance of the surrounding area

• Noise • Ecology and trees • Archaeology • On-site parking • Land stability • Drainage • Other matters

1. Details of Application

1.1. On 18 June 2015 outline planning permission was granted for a substation,

control room, temporary construction compound and storage area to be used in connection with a proposed offshore renewable energy facility. The proposal also included routes for onshore electricity cables and transition pits that would connect the onshore development to the offshore equipment. The outline application proposed two potential sites for the development, sites 1 and 2, and three sub-options for site 2, these being options 2, 2a and 2b. The Council granted outline consent for options 2, 2a and 2b and refused permission for option 1. The approved options set the maximum scale parameters for the development with the final design and detail layout to be agreed during the reserved matters application. The applicants chose for matters relating to the layout and access to be considered at outline stage. Therefore, the current reserved matters application considers details relating to scale, detailed appearance and landscaping, and these are to be considered against the parameters of the approved. In addition, the Council required matters relating to archaeology to be

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considered at the reserved stage of the application. The development would have a 25 year lifespan.

1.2 The conditions relating to the outline consent require one of options 2, 2a or 2b to be chosen for the reserved matters application. The applicants have chosen option 2a. The submitted plans show that the substation, control room and transformer compound would be laid out as a narrow rectangular development, with the proposed substation and transformer compound joined to form a single structure, located within the grounds of the former camp site, 22m east of the access to the site. The proposed control room would form a separate building, located within the grounds of an existing Southern Water pump station, 2.5m east of the proposed transformer compound.

1.3 The submitted plans show that the proposed substation and transformer compound would measure 30.9m in width. The transformer compound would measure 11.2m in depth while the substation would be narrower and measure 6.2m in depth. The transformer compound would comprise enclosing walls that would measure 6m in height and these would be finished with vertical timber boarding.

1.4

The proposed adjoining substation would comprise two sections, one flat roofed and one that would comprise a mon-pitched sedum roof. The flat roofed section would measure 5m in height and the mono-pitched roofed section would measure 4.6m in height. The elevations of the flat roofed section would be finished with natural stone while the remaining elevations would be finished with vertical and horizontal timber boarding.

1.5 The proposed control room would measure 11.2m in width, 6.2m in depth and 4.6m in height. The building would comprise a mono-pitch sedum roof and timber clad elevations. Planting would be provided to the front of the proposed buildings and tree planting would be provided adjacent to the western elevation of the substation.

1.6 The temporary construction compound would be located 6m south of the proposed substation. The compound would measure 33m in depth, 25m in width and comprise a site office, staff facilities, a site storage area and a turning area for construction vehicles. Two LGV parking spaces would be provided to the west of the proposed substation, adjacent to the site access. Four car parking spaces would be provided and two options are shown. The first would provide the parking spaces to the west of the substation while the second option would provide the spaces 6m south west of the buildings, on the southern side of the access road .

1.7 The proposed substation and control room would be linked to the offshore renewable energy development via buried cables. The submitted information states that two potential techniques are being considered for the installation of the proposed cables. The first would be to dig trenches that would run from the proposed substation to transition pits that would be located at Castle Cove to the south west; this is the preferred option. The trenches would be backfilled and the land restored to its previous state once the cables were completed. The two

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transition pits would measure 8m in depth and 4m in width and once completed, would be backfilled with only a manhole cover showing at surface level.

1.8 The final technique would be Horizontal Direct Drilling (HDD). This technique would not require any trenching and instead, three 0.7m diameter ducts would be drilled adjacent to the proposed substations and emerge at seabed level at distances between 200m to 900m from the shoreline.

1.9 Access to the site would be via an existing driveway that serves Flowers Brook. The access would be widened to 5.5m in width and the first 15m of the access road would be metalled

2. Location and Site Characteristics

2.1 The application site is located adjacent to an area of the coastline that is 1km to

the west of Ventnor and to the south of Steephill Road. The site extends to an area of 3.2ha and encompasses the former Flowers Brook campsite, an area of public open space and a Southern Water pumping station. The application site is located within an area of Ventnor that provides a transition between development to the east and the less developed areas of coastline and the Undercliff to the west. The area of land to the south of Steephill Road is characterised by areas of open space and coastal headland with pockets of low density residential development. Houses tend to be set within large plots that are well landscaped and that back onto the coastal cliffs. The land undulates but generally slopes to the south and the coastline is formed by high cliffs or steep slopes.

2.2 The land to the north of Steephill Road is more residential in character and laid out in a more rigid pattern. This area once formed the grounds of Steephill Castle, which were developed in the late 20th Century to comprise rows of modern bungalows and houses set within terraced areas of the slope of the Undercliff. Development aligns the narrow service roads within the area. Properties generally face south and are located within spacious plots surrounded by a mix of woodland and landscaping.

2.3 The application site is formed by three distinct components. The first is the western most area of the site, which includes the grounds of the former Flowers Brook campsite. This area of land includes a detached dwelling, which is adjacent to the highway, low level sheds and structures that align Steephill road and a large curtilage to the south and east that is kept as mown grass. This area of the site slopes gradually south from Steephill Road before rising again towards the coastal cliffs. The boundaries of the site are enclosed by a mix of scrubby hedges, walls and a high landscaped bank which aligns Steephill Road.

2.4 The former campsite adjoins the large area of public open space to the east. This is formed by a triangular depression within the landscape, which slopes steeply from west to east before levelling out. The open space extends to the coastal slope and a public right of way runs alongside the southern and western boundaries. The area is accessed via a steep concrete track that leads onto Steephill Road. A narrow brook runs alongside the eastern boundary of the site,

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which is aligned by a steep tree lined embankment that curves round to the south east. The open space is laid to grass and is highly attractive, providing relief from the areas of coastal slope and woodland, allowing scenic views of the Undercliff and the English Channel.

2.5 The final section of the site is located to the north of the open space within a level plateau that is to the east of the former campsite. This area is formed by a rectangular plot of land that sits hard against the highway and below its embankment. This area is occupied by a Southern Water pump station, which is a rectangular single storey building with a gabled roof. Elevations are simple and finished with brown brick. The roof is finished with clay tiles and includes timber bargeboards. The building blends into a backdrop of trees and landscaping and in the foreground is an attractive natural stone wall, which forms the northern boundary of the open space.

2.6 Immediately to the west of the site is a cluster of residential properties while 60m to the east and at an elevated level is a detached chalet bungalow that overlooks the open space.

3. Relevant History

3.1. P/01485/14 - Outline for onshore elements for Perpetuus Tidal Energy Centre including substation/control room and associated parking, cabling and site levelling works (revised details relating to site access; additional information relating to trees, ground conditions, site selection process, means of access and electro-magnetic fields relating to sub-stations)(additional information and plans relating to the layout and design options for the proposed substation and control room) (further readvertised application) – Split decision issued, granting condition planning permission 18 June 2015.

4. Development Plan Policy National Planning Policy

4.1. National Planning Policy Framework (NPPF) constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration on determining applications. At the heart of the NPPF is a presumption in favour of sustainable development.

4.2 The NPPF includes several sections which are of direct relevance to the application. Section 10 of the NPPF sets out the Government’s objectives for meeting the challenge of climate change, in which the planning system has a key role in supporting the delivery of renewable and low carbon energy and associated infrastructure. Paragraph 98 states that: ‘When determining planning applications, local planning authorities should:

• Not require applicants for energy development to demonstrate the overall need for renewable or low carbon energy and also recognise that even

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small-scale projects provide a valuable contribution to cutting greenhouse gas emissions.

• Approve the application (unless material considerations indicate otherwise) if its impacts are (or can be made) acceptable.’

4.3 Section 11 of the NPPF sets out the objectives for conserving and enhancing the

natural and local environment. These aims include:

• Protecting and enhancing valued landscapes, geological conservation interests and soils.

• Recognising the wider benefits of ecosystems. • Minimising impacts on biodiversity and providing net gains in biodiversity

where possible. Section 11 also states that great weight should be given to conserving landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to landscape and scenic beauty.

4.4 In addition, section 11 states that when determining planning applications, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles; including:

• If significant harm resulting from a development cannot be avoided, adequately mitigated, or as a last resort, compensated for, then planning permission should be refused.

• Proposed development on land within or outside a Site of Special Scientific Interest likely to have an adverse effect on a Site of Special Scientific Interest (either individually or in combination with other developments) should be refused.

• Planning permission should be refused for development resulting in the loss or deterioration of irreplaceable habitats, including ancient woodland and the loss of aged or veteran trees outside ancient woodland unless the need for, and benefits of, the development clearly outweigh the loss.

Local Planning Policy

4.5 The Island Plan Core Strategy identifies the application site as being located within the wider rural area but that part of the site is adjacent to the settlement boundary for the Ventnor Smaller Regeneration Area. The site is adjacent to the Ventnor conservation area, a Site of Importance for Nature Conservation (SINC) and 70m north of the South Wight Maritime Special Area of Conservation (SAC). The site is located 390m to the east of the Rew Down and Compton Chase to Steephill Cove SSSI. The area of the proposed substation and construction compounds is 130m east of the AONB and 285m east of the Heritage Coast. The landfall area for the export cables is 41m to the east of the AONB and 206m from the Heritage Coast. The northern boundary of the site is covered by a Tree Protection Order (TPO).

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• SP1 - Spatial Strategy – Defines the area within which development should

take place on the Island. 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. Land outside of these areas is within the Wider Rural Area, where development will not be approved unless a specific local need is identified.

• SP5 - Environment – Supports proposals that protect, conserve and / or

enhance the Island’s natural and historic environments, and protect the integrity of international, national and local designations. All development proposals will be expected to take account of the environmental capacity of the area to accommodate new development. Development which has a demonstrable adverse impact on the Island’s natural, historic and built environments should be avoided.

• SP6 – States that a range of renewable energies will be encouraged

across the Island to meet its target of 100MW installed capacity as the on-shore contribution to becoming self-sufficient in renewable energy production. The policy notes that a range of new technologies are likely to emerge and that these will be considered on their own merits in line with national planning policy and the policies of the Core Strategy.

• 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. 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.

• DM11 - Historic and Built Environment – Supports proposals that positively

conserve and enhance the special character of the Island’s historic and built environment. The demolition or substantial harm to designated heritage assets and their settings which make a positive contribution to the special character and/or local identity of an area, will be resisted.

• DM12 – Landscape, Seascape, Biodiversity and Geodiversity: States that

the Council will support proposals that conserve, enhance and promote the landscape, seascape, biodiversity, and geological interest of the Island. Development proposals will be expected to protect the integrity of international, national and local designations relating to landscape, seascape, biodiversity and geodiversity.

• DM14 – Flood Risk: States that the Council will expect development

proposals to reduce the overall local risk of flooding on the Island.

• DM16 – Renewables: States that the Council will in principle support proposals for the utilisation, distribution and development of renewable

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sources of energy. The policy outlines the information that will be required to support applications for renewables.

5. Consultee and Third Party Comments

Internal Consultees

5.1 The Council’s Tree Officer has advised that parking spaces have been carefully located to decrease impacts on a high amenity holm oak and that the means of construction for the proposed widened access road would limit the impact of the development on high amenity trees to an acceptable level. The Tree Officer has commented that the cable root may impact on the roots associated with the holm oak and has suggested that in such areas, channels should be dug by hand. Confirmed that trees identified as being removed would be low amenity but that landscaping should be secured to mitigate for their loss.

5.2 The Council’s Ecology Officer has advised that the final route and method of working for the onshore cable routes were assessed to an appropriate level for the outline application submitted earlier this year and that pre-commencement Condition 12 on the outline permission secures the necessary updating surveys and mitigation works.

5.3 The Council’s Building Control Manager has advised that the reserved matters proposals are acceptable in principle and that the proposed cable routes would not impact on stability but that detailed designs for the final means of construction for the cable routes should be secured by condition.

5.4 The Council’s Environmental Health Officer has stated that the proposed equipment at the site would result in higher noise levels at nearby houses than the option 1 (refused) scheme but that impacts would be low, at 4dBA below background noise levels. The Officer has advised that the plant at the site may be audible at times, such as on very clam evenings, but that impacts could be further reduced through insulation. The Officer has recommended an altered noise limit condition that would specifically refer to the separate elements of the buildings.

5.5 The Council’s Archaeology Officer has advised that the majority of the site has been previously worked in relation to previous developments. However, areas that have not been affected have been shown to support archaeological deposits or regional importance, including ditches and cut features that appear to date from the Medieval period and that are likely to relate to burials within the nearby open space. Advised that further remains are likely to be encountered as a result of the current development but that these would not be of sufficient significance to prevent the development. Advised that a suitable programme of supervision and works should be secured by condition.

External Consultees

5.6 The Highway Engineer from Island Roads on behalf of the Highway Authority raised no objection to the development and confirmed that the proposed access

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arrangements would meet the required design standards. The Engineer also confirmed that sufficient space would exist on site for vehicles to enter, park and leave the site in a forward gear. The Engineer advised that the amount of traffic associated with the development would not result in a negative impact on the highway network. Parish/Town Council Comments

5.7 Ventnor Town Council objected to the development, but considered that if the position of the substation, transformer and control room were reconfigured the tallest structure could be hidden behind the highest point of the roadside bank. Third Party Representations

5.8 The Council has received 12 letters of objection in relation to the proposed development, which included comments that can be summarised as follows:

• Loss of hedgerow due to visibility splays and the impact this would have on the street scene

• Adverse impact on the street scene/ a street scene drawing should be provided

• A transformer of lower height should be used • The proposed materials would not be durable or in keeping with the

appearance of the surrounding area • Outline decision recommended the use of traffic control rather than

removal of hedgerows • Articulated lorries would not be able to travel to the west of the site due to

closure of the road at St Lawrence • Highway network to the east would require upgrading • The foundations for the road would not be suitable • Archaeological report only surveyed a small area • Impact of noise on nearby properties • Specific noise levels should be sought rather than predictions/ a new noise

survey should be submitted • The local community must be consulted • Risk of contamination from the transformer should an oil leak occur • Potential ground instability • Suitable distances should be provided between transformers to prevent fire

risk

6. Evaluation

6.1

Prior to the main evaluation it is worthwhile setting out the main considerations for this planning application. Outline planning permission (P/01485/14) was granted for the development on 18th June 2015. This approved three options for the development (2, 2a & 2b) and required one of the options to be nominated for the reserved matters application. The applicants have chosen option 2a and this replicates the design, scale and layout shown for the outline consent. Matters

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relating to the principle of the development, means of access, its impact on landscape character, the immediate area, the AONB, conservation area and highway safety were fully assessed during the determination of the outline application and concluded to be acceptable. In addition, the impact of the development on nearby properties, including loss of outlook, visual impact, overshadowing, prominence, disruption during the construction phase and operational noise have been considered in detail. Therefore, given the similarities between the outline options and the option chosen, this report will not repeat such matters other than the potential impact of operational noise on nearby properties. The current reserved matters application seeks to address the outstanding matters for consideration, which are detailed appearance, scale, landscaping and archaeology. Because the final route for the export cables is to considered, their impact on matters such as ground stability and ecology will be assessed. The key matters to be considered are outlined within the remainder of this report. Scale and appearance

6.2

The application site is located to the west of Ventnor, within a locality that comprises areas of scenic coastline and low density residential development. The site itself is formed by a large area of public open space and a former campsite and Southern Water pump station. The key issue relating to this consideration is the impact of the development on the character of the area. It should be noted that no development would take place within the area of public open space (Flowers Brook). The detailed plans show that the substation, control room, transformer compound (from herein referred to as the buildings), temporary construction compound and cable routes would all be located within the former campsite.

6.3 The submitted plans show that the proposed buildings and temporary construction compound would fall within the scale parameters set by the outline planning consent. The proposed buildings would be located alongside the northern boundary of the site and to the west of the Southern Water Pump Station.

6.4 The Officer site inspection showed that this area of the application site is well screened from the open space to the south east and the areas of land to the south west. The presence of the trees that surround the southern and western boundaries of the Southern Water pump station would assist in concealing the proposed buildings from the public open space. When seen from the open space, the buildings would be seen at distance and within the backdrop of the tree lined bank that forms the northern boundary of the site and in the context of the Undercliff and existing dwellings within Steephill Road. Moreover, the site would not be visible from the coastal land to the south west due to changes in levels.

6.5 The site is also screened to a large extent from Steephill Road. The roadside bank that aligns the northern boundary of the application site recedes in height to the west, however, at the point of the proposed substation the bank would be of sufficient height to combine with trees and the 2.4m high roadside hedge to satisfactorily screen the proposed substation from Steephill Road and to provide a backdrop into which to development would blend. The proposed substation would

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be visible and so angled views of the western elevations wold apparent when to west of the site within Steephill Road. However, from here only a narrow end on view of the buildings would be possible and such views would be seen in the context of the existing pump station to the east and houses within Steephill Road, which form a developed context within which the proposed substation would be sited. In addition, screening would be provided by the existing holm oak situated to the east of the access to the site and by the proposed planting shown to be located adjacent to the western elevation of the proposed substation.

6.6 The submitted plans show that the buildings would be single storey and that the highest section would measure 6m from ground level. While a relatively tall structure, given the mitigating effects of natural screening, topography and existing buildings described above, it is considered that the scale of the buildings would be acceptable.

6.7 The submitted plans show that the proposed construction compound would replicate the location, scale and layout that was depicted during the outline planning application. The compound would be located 6m south of the proposed buildings and measure 33m in depth, 25m in width and comprise a site office, staff facilities, a site storage area and a turning area for construction vehicles. During to determination of the outline planning consent is was concluded that the landscape impact of this compound would not be significant and given that there have been no changes to the design, layout or scale since then, it is considered that this element of the proposal remains acceptable.

6.8 The submitted plans confirm that the proposed cable routes would remain as shown within the outline planning application. The trenches would run south through the grounds of the former camp site and then down the coastal slope to two transition pits at Castle Cove. Two construction techniques remain in consideration and these would involve excavating open trenches that would be backfilled or the use of Horizontal Directional Drilling (HDD). The open trench technique would involve excavating either a single 3m wide trench or two 1.5m wide trenches that would measure 1 to 1.5m in depth. HDD would comprise a temporary drilling rig that would be located within the proposed temporary construction compound and this would excavate three 0.7m diameter ducts that would measure up to 3091m long but be below ground and result in a limited landscape and visual impact.

6.9 Again, the landscape impact of the cable routes and transition pits was fully assessed during the determination of the outline planning application. Given that the location and scale of the cable routes would reflect those considered previously and found to be acceptable, it is considered that the current options would have a minimal landscape impact.

6.10 The submitted plans show the detailed design and appearance of the proposed buildings as well as the location of parking areas. The plans show that the buildings have been designed in such a way as to break up their scale. While the combination of the substation, transformer and control room would in combination form a long structure, the differing heights and roof designs and the separation of

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the control room from the rest of the building would break up its form and prevent it from appearing bland or intrusive. Instead, the building would read as visually distinct structures broken up through the use of materials and roof types.

6.11 It is considered that the proposed materials would enhance the appearance of what would effectively be a simple, utilitarian set of buildings. The central section of the substation would be finished with natural stone while the buildings either side would be finished with timber cladding that would be arranged in a combination of vertical and horizontal boarding. These materials would allow the development to respond to its setting, within an area which comprises a mix of older stone buildings and high stone retaining walls and areas of coastal woodland. Moreover, the use of sedum roofs would soften the appearance of the development and allow it to blend well with the surrounding wooded banks.

6.12 Officers note that a member of the public has questioned the suitability of timber cladding for reasons of durability. However, there are examples of timber cladding in the area that have worked well in this location. Given that the duration of the development would be circa 25 years, with suitable maintenance it is considered that timber would be an appropriate material.

6.13 In conclusion, it is considered that the resultant buildings would be a suitable scale and that the mix of roof types and materials would enliven a utilitarian building type and allow it blend well with its surroundings. Therefore, it is considered that the proposed development would comply with the requirements of policies DM2, DM11 and DM12. Noise

6.14 It should be noted that the noise generated during the construction phase of the development was fully assessed during the outline planning consent. It was concluded that the construction phase of the development would not compromise the living standards of nearby property occupiers provided that works were limited to daytime hours and that a noise control plan be agreed with the Planning Authority. Given that the duration of construction works, the manner of construction and the location of the development have not changed those conclusions remain relevant to this reserved matters application.

6.15 Several members of the public have raised concerns that the equipment used at the site once operational would result in excessive noise levels and therefore cause a loss of amenity. The submitted information states that the noise generated by the on-site equipment would be comparable to a typical electrical 33/11 kv transformer, which is predicted to be 52 dB(A).

6.16 The Council’s Environmental Health Officer has stated that the previous noise assessment was based on the substation proposed to the south of the Southern Water Pump Station. The current option is closer to the properties within Steephill Road and therefore the Officer has re-assessed the impact of the equipment within the proposed buildings. According to the Environmental Health Officer the noise generated by the proposed development would be 4dBA below background

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noise levels within the area and therefore, result in a low impact on nearby properties. The Officer has advised that during quieter periods when background noise levels are lower the equipment maybe audible but that mitigation such as noise attenuation barriers and insulation within the buildings would reduce noise significantly. Such measures would be secured by condition and would be required to be installed prior to the use commencing. Moreover, the condition would include a requirement for further insulation to be undertaken should noise levels exceed the limits set by conditions.

6.17 Officers are satisfied that the proposed development would not result in adverse noise impacts to nearby properties. The information provided has shown that noise generated by equipment would be 52dBA. While the substation proposed through this application would be closer to residential properties, the Environmental Health Officer has confirmed that noise generated by the development would be below background noise levels (such as traffic, wind and the sea) and has advised that mitigation measures could be used to prevent noise impacts during quieter periods.

6.18 As a result, it is considered that the noise generated by the substation once operational would be low and not harmful to nearby properties. In particular, Officers have advised that conditions should be imposed to restrict noise generated by the development to suitable levels and to provide means of mitigation.

Ecology and trees

6.19 The application site is adjacent to a Site of Importance for Nature Conservation (SINC) and 70m north of the South Wight Maritime Special Area of Conservation (SAC). The site is located 390m to the east of the Rew Down and Compton Chase to Steephill Cove SSSI.

6.20 The impact of the proposed development on the above designations was considered in detail during the outline planning application. Natural England advised the Council that the development would not be likely to result in a significant effect on the interest features for the above sites. Given that the current proposals replicate those assessed as option 2a during the outline application, it is considered that the development would not result in detrimental impacts on designated sites.

6.21 In addition, the impact of the proposed buildings and temporary construction compound on species within the site was fully assessed during the outline application. The Council’s Ecology Officer concluded that provided mitigation measures contained the applicants ecology report were followed, then impacts on species within the site would be acceptable.

6.22 The proposed cable routes would pass through areas that support dormice and badgers and therefore the proposed trenching technique would have the potential to impact on these protected species. It should be noted that the trenching technique is the applicants preferred option. During the outline application the

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applicants provided detailed information that assessed the impact of the onshore cables on protected species. The submitted information identified that the works would result in direct impacts to 5 per cent of the SINC (0.93 ha) as a result of trenching. To mitigate the impact, the applicants propose to fence the areas of excavation in order to prevent impacts to the remainder of the SINC and protected species. No soil or equipment would be placed within the fenced-off areas and once completed, the trenches would be backfilled and the land returned to its previous state, with the habitat managed for 5 years post construction with the aim of delivering an improved habitat.

6.23 The Council’s Ecology Officer has confirmed that the information provided during the outline application was sufficient to assess impacts and that the requirements of conditions imposed by the outline planning consent would secure necessary updated surveys and mitigation works. As a result, it is considered that the development would not result in detrimental impacts on designated sites or protected species and therefore comply with the requirements of policy DM12.

6.24 The application site is surrounded by a number of high amenity trees and established hedgerows that contribute to the character of the area and screen the application site. The proposed buildings, means of access, parking spaces and onshore cables have the potential to impact on the trees and hedges within the site and in particular the high amenity holm oak located to the east of the site access and the hedgerow that aligns the northern boundary of the site. The holm oak, hedge and trees within the northern bank are covered by a Tree Protection Order (TPO).

6.25 The submitted plans show that the existing access to the site would be widened to 5.5m and that the first 15m of the access road would be metalled. To prevent impacts to the holm oak, the applicants have proposed to install a cellular confinement system that would support the weight of vehicles and prevent damage to the root protection area of the holm oak. Moreover, parking spaces have been designed to minimise impacts to trees and hedges.

6.26 The Council’s Tree Officer has advised that parking spaces have been carefully located to decrease impacts on the holm oak and that the means of construction for the proposed widened access road would limit the impact of the development on high amenity trees to an acceptable level. The Tree Officer has commented that the cable root may impact on the roots associated with the holm oak and has suggested that in such areas, channels should be dug by hand. This could be secured by condition. In addition, the Tree Officer has confirmed that trees identified as being removed would be low amenity and that landscaping should be secured to mitigate for their loss.

6.27 Given the means of mitigation proposed it is considered that the development would not result in harm to the high amenity holm oak or nearby hedges. Moreover, the submitted plans show that space for meaningful landscaping would be provided in order to mitigate for the loss of low amenity trees. It is considered that a detailed landscaping scheme could be secured by condition and that the combination of retained trees and hedges and proposed landscaping would

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maintain the character of the site and retain existing screening. It should be noted that condition 8 of the outline planning consent requires a detailed landscaping scheme to be submitted to the Council for agreement and as a result, it is not necessary to repeat this condition. Archaeology

6.28 The application site has previously been identified as comprising a burial ground that is likely to date from the early medieval period. Previous development at the Flowers Brook site did reveal burials at a shallow depth although the site was not fully searched to identify the actual extent of the burials or to formally assess their date.

6.29 The applicants have provided a detailed archaeological evaluation that

investigates the potential for remains within the site and whether these would be affected by the proposed cable routes and buildings. The evaluation sought to clarify whether there were any buried remains within the site and to investigate their extent, date, character and condition and whether the development would impact on them. To do so five 1.5m wide trial trenches were excavated. Trench 1 measured 7.5m in length (shortened due to existing services), trenches 2 & 3 measured 20m in length, trench 4 measured 4m in length and trench 5 measured 22m in length.

6.30 Photographic records were recorded during the excavation, records of any features or deposits of potential archaeological origin were recorded in writing and the works were monitored by the Council’s Archaeology Officer. Officers are satisfied that the extent and methodology of the surveys are suitable and commensurate to the scale of development proposed.

6.31 A range of archaeological remains were found within three of the trenches that were excavated. The remainder of the trenches showed modern workings and disturbed ground. Remains included a north-south aligned ditch that contained medieval pottery, a gully aligned on an east-west direction that contained one small sherd of Saxon pottery and a second similar gully. In addition, 60 fragments of animal bone were found within the excavations as well as charred plant remains, which are advised to be indicative of settlement activity. The evaluation confirms that no evidence of burials was found.

6.32 The applicant’s archaeological evaluation concludes that the results of the excavations confirm the presence of medieval settlement activity within the northern portion of the site but that no evidence of Iron Age activity. Moreover, the evaluation advises that previous developments within the site may have resulted in the loss of previous archaeological remains but that the undisturbed nature of the cable route suggests the potential for further surviving remains.

6.33 The Council’s Archaeology Officer has advised that the majority of the site has been previously worked in relation to previous developments and that as a result, remains have been disturbed and lost. However, areas that have not been affected have been shown to support archaeological deposits of regional

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importance, including ditches and cut features that appear to date from the Medieval period and that are likely to relate to burials within the nearby open space. The Archaeology Officer has advised that further remains are likely to be encountered as a result of the current development but that these would not be of sufficient significance to prevent the development and has concluded that a suitable programme of supervision and works should be secured by condition. This would involve supervision of works by an archaeological specialist, with regular checks carried out by the Council’s Archaeology Officer. Any remains found would then be assessed and recorded. As a result, it is considered that the information provided has demonstrated that the development would not compromise archaeological remains. Thus the requirements of policy DM11 in relation to archaeological matters have been satisfied. On-site parking

6.34 It should be noted that the means of access for the development were considered during the outline planning application. The submitted plans show that the access arrangements for the site would reflect those approved by the outline consent.

6.35 Members of the public have questioned the route that construction vehicles would follow to the site and the suitability and whether roads within Ventnor should be used by heavy vehicles. However, the Highway Engineer has raised no objection to the use of the roads within the Ventnor area and the outline consent includes conditions to allow routes for construction traffic to be agreed in order to prevent issues of congestion or highway safety. Whether or not vehicles caused damage to the wider highway network is not a material consideration. Moreover, a member of the public has questioned whether the access to the site would comprise suitable foundations to support heavy vehicles. It should be noted that planning policy guidance seeks to ensure that a safe means of access can be provided in order to ensure the safety of the public highway network. Whether or not the surfacing for internal access roads would be sufficient to support vehicles on site is not a material consideration and instead an issue for the developer to consider.

6.36 The Highway Engineer has advised that a section of hedgerow should be reduced in height to the east of the access in order to provide suitable visibility splays for construction traffic. However, in considering the outline planning application the Planning Committee concluded that the hedgerow should remain in its existing form in order to retain natural screening. Instead, it was decided that a condition should be imposed to secure temporary traffic management measures during the construction period in order to maintain highway safety. The condition imposed through the outline consent would remain in place and therefore, it is considered that a safe means of access would be maintained during the construction phase. It should be noted that the reduction in the height of the hedge did not relate to the operational phase of the development.

6.37 Turning to parking, the applicants have proposed two options. The first option shows two spaces for larger vehicles to the west of the proposed buildings, surrounding by four parking spaces for smaller vehicles. The second option would retain the two spaces for larger vehicles to the west of the buildings but the four

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smaller parking spaces would be arranged in a line on the southern side of the access, south of the proposed buildings and holm oak.

6.38 The Highway Engineer has confirmed that the parking spaces shown for both options would meet design standards and therefore allow users to enter and exit the site in forward gear within the confines of the site. Moreover, the Engineer has confirmed that the proposed parking and turning areas within the proposed temporary construction compound would allow delivery and construction vehicles to enter, park and then exit the site in a safe manner. As a result, it is considered that adequate and safe parking facilities could be provided within the site and that the development would comply with the requirements of policy DM2.

6.39 Both of the proposed parking options would be suitable in terms of highway safety and impacts to high amenity trees. However, Officers consider that the parking layout shown for option 2 would retain a more open character for the land surrounding the holm oak and prevent numerous vehicles from appearing intrusive. This is because the parking areas for smaller vehicles would be located opposite to the holm oak and away from the parking spaces for larger vehicles. Land stability

6.40 The application site is located within an area of known instability. The stability plans for this site show that parts of the open space may or may not be suitable for development and that monitoring may be required while the former campsite is within an area that is likely to be suitable for development.

6.41 The outline planning application was supported by a detailed land stability report, which investigated the effects of land movement within the area and how the development should be designed to take account of this. The Council’s Principal Coastal Engineer concluded that the submitted ground report demonstrated that the issues of land stability were well understood but that detailed designs would be required at a later stage. However, given the level of investigation and understanding that the developer had shown the Coastal Engineer concluded the final designs would be likely to address ground stability concerns. In addition, the Environment Agency advised that the development would not affect tidal defences within the area.

6.42 The Council’s Building Control Manager has advised that the reserved matters proposals are acceptable in principle and that the proposed cable routes would not impact on stability but that detailed designs for the final means of construction for the cable routes should be secured by condition. Given the above conclusions it is considered that a suitable design solution relating to the cable routes could be provided via condition. This would allow the Council to agree a detailed design solution to ensure that the development would not result in ground movement or be damaged by any that may occur

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Drainage

6.43 The application site is within an area at low risk of flooding. However, given the land stability issues that relate to the area, it is considered that a suitable drainage scheme should be agreed in order to prevent surface water from increasing ground stability issues. The majority of the site would remain undeveloped and therefore, the current characteristics of surface water run-off would not change. Nevertheless, drainage from the roofs of the proposed buildings may result in a minor increase in run–off rates within a small section of the site. While detailed plans have not been provided in relation to drainage, given the scale of the development it is considered that a suitable solution could be agreed in detail by condition to ensure that surface water is disposed in the current manner. It should be noted that condition 10 of the outline planning consent requires a detailed drainage scheme to be submitted to the Council for agreement and as a result, it is not necessary to repeat this condition.

Other matters

6.44 Some of the objectors have commented that the fire implications for the layout of equipment within the site should be considered and referred to the potential for contamination from oil leaks. However, it should be noted that these issues are covered by separate legislation and are not planning considerations.

6.45 In addition, a member of the public has commented that suitable public consultation should be carried out in relation to the current planning application. It should be noted that the Council has advertised the planning application in the correct manner, as required by Article 15 of the Development Management Order.

7. Conclusion

7.1 Officers are satisfied that the design approach proposed for the buildings would be acceptable and in keeping with the character of the surrounding area. While the buildings would be relatively long structures, their form would be broken up by differing roof heights and the design of elevations. Moreover, the use of natural stone and timber cladding would allow the building to blend with the existing palette of materials found within the area and therefore, pay reference to the character of development within Steephill Road. The scale of the development would reflect that granted by the outline planning consent.

7.2 It is considered that the information provided by the applicants has demonstrated that noise associated with the development would not harm the living standards of occupants of nearby properties.

7.3 Officers are satisfied that the proposed development would not compromise designated sites or protected species within or close to the application site and that suitable techniques would be used for the construction of the development to prevent harm to high amenity trees and hedgerows. Moreover, the information provided in relation to archaeological remains has demonstrated that the development would not compromise any remains and that any found during the

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course of further excavations could be suitably recorded.

7.4 It is considered that suitable parking areas would be provided on site and that the proposed development would not result in further land stability and that subject to detailed designs relating to cable routes, would not be affected by any that may occur. In addition, it is considered that a suitable means of drainage could be secured by condition.

7.5 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 Conditional permission.

9. Statement of pro-active working

9.1 In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council takes a positive approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area. Where development proposals are considered to be sustainable, the Council aims to work proactively with applicants in the following way:

1. The IWC offers a pre-application advice service 2. Updates applicants/agents of any issues that may arise in the processing

of their application and, where there is not a principle objection to the proposed development, suggest solutions where possible

In this instance the application was considered to be acceptable as submitted and therefore no further discussions were required.

Conditions/Reasons 1 The development hereby permitted relates to the substation, construction

compound(s), cables routes, associated infrastructure and means of access and parking relating to option 2a and shall be carried out in complete accordance with the details shown on the submitted plans, numbered below, except where varied by any other conditions of this permission and those contained within the outline planning permission (P/01485/14). 9Y1590-113-013 PTEC-ITP-ON-LAY-041 Rev B PTEC-ITP-ON-LAY-042 Rev C PTEC-ITP-ON-LAY-049 Rev A PTEC-ITP-ON-LAY-050 Rev A PTEC_Planning_Drawing 6_201507 PTEC_Planning_Drawing 7_201507

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The parking referred to as option 1 and detailed within drawing number PTEC_Planning_Drawing 5_201507 is not approved. 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.

2 The buildings and temporary construction compound hereby permitted shall not be occupied / brought into operation until space has been laid out within the site in accordance with drawing number PTEC_Planning Drawing 6_201507 for cars to be parked 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: To ensure that a suitable means of parking and turning facilities are provided during the construction and operational phases of the development and in the interests of highway safety and to comply with policy DM17 (Sustainable Transport) and policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

3 No development including site clearance and preparatory ground works shall take place until a written scheme of investigation, setting out measures for a programme of archaeological works, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in strict accordance with the approved details. To facilitate the monitoring of on-site archaeological works, notification of the start date and appointed archaeological contractor should be given in writing to the address below, not less than 14 days before the commencement of any works: The Archaeology Officer Seaclose Offices Fairlee Road Newport Isle of Wight PO30 2QS Reason: To ensure that archaeological remains encountered during the construction of the development can be suitably excavated and recorded and to comply with the requirements of policy DM11 (Historic and Built Environment) of the Island Plan Core Strategy.

4 No development related to the onshore trenched cable routes shall take place until detailed designs relating to the means of construction of the cable trenches have been submitted to and approved in writing by the Local Planning Authority. The information should demonstrate how the proposed cable routes and structures associated with them would be designed to take account of potential land movement within the area.

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Reason: To ensure that the development does not result in additional land instability or be affected that any that may occur and to comply with the requirements of policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

5 The level of noise emitted from the substation/control room and transformers shall not exceed 52dB(A) at any time, when measured at a distance of 1 metre from the building/ compound housing or the plant. Reason: To prevent annoyance and disturbance, (in particular sleep disturbance) to nearby properties and uses and to comply with the requirements of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

6 No development shall take place until details of noise mitigation measures to

ensure that noise emitted by the development does not exceed the limits set out within condition 5 have been submitted to and approved in writing by the Local Planning Authority. The approved mitigation measures shall be installed prior to the operation of the substation, control room and transformers and shall be retained thereafter. Once commenced, should the operational noise levels exceed the limit within condition 5, details of further mitigation measures to reduce noise levels to the required limit shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be installed within one month of the details being approved and shall be retained thereafter. Reason: To prevent annoyance and disturbance, (in particular sleep disturbance) to nearby properties and uses and to comply with the requirements of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

7 No development including site clearance shall commence on the site until trees shown to be retained in this permission have been protected by fencing or other agreed barrier, any fencing shall conform to the following specification: Barriers shall consist of a scaffold framework as shown in figure 2 of BS 5837 (2012). Comprising of vertical and horizontal framework braced to resist impact, with vertical tubes spaced at a maximum of 3 m intervals. Onto this weld mesh panels are to be securely fixed. Such fencing or barrier shall be maintained throughout the course of the works on the site, during which period the following restrictions shall apply: (a) No placement or storage of material; (b) No placement or storage of fuels or chemicals. (c) No placement or storage of excavated soil. (d) No lighting of bonfires. (e) No physical damage to bark or branches. (f) No changes to natural ground drainage in the area. (g) No changes in ground levels. (h) No digging of trenches for services, drains or sewers. (i) Any trenches required in close proximity shall be hand dug ensuring all

major roots are left undamaged.

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Reason: To ensure that the high amenity tree to be retained is adequately protected from damage to health and stability throughout the construction period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

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03 Reference Number: P/00518/15 - TCP/02290/V Use of land for marine and general open storage for self-storage for caravans, motor homes, trailered vehicles, boats and machinery, also mooring equipment and organised shipping container storage; proposed site office Kingston Marine Services, Kingston Road, East Cowes, Isle Of Wight. Applicant: Mr B. Sollars, Cowes Harbour Commission This application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION The Local Councillor has requested that the application be considered by the Planning Committee due to the site access utilising the existing Kingston Road opposed to Saunders Way, and the potential impact of this on residential amenity. MAIN CONSIDERATIONS

• Principle of the development • Impact on the character of the area • Highway Considerations.

1. Details of Application

1.1. The application seeks consent to use an area of land between Kingston Road and the River Medina for storage.

1.2 The submitted plans separate the site into three parcels. ‘Zone A; which would be an area of approximately 1,290 sqm closest to the river and would be use for the storage of marine equipment. Zone B; would be an area of approximately 2,310 sqm within the centre of the site and would provide open storage. An upper parcel adjacent to the road would provide an area for the site office.

1.3 The site office would be provided by way of a small building, which would measure 6 metres in length, 2.4m in width and 2.8 m in height. It would be constructed of rendered panel walls under a flat roof of single ply membrane and positioned within the upper parcel, adjacent to the road.

2. Location and Site Characteristics

2.1 The site is located on the western side of Kingston Road, to the south of the IW Fuels (fuel tanks) and to the north of Kingston Wharf.

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2.2 The area immediately surrounding the site is industrial/commercial, which is the overarching character of the area, while changing to residential as you move past the existing industrial buildings to the east and the cemetery to the north.

2.3 The application site is currently an overgrown area of scrub land, with is separated from the surrounding land parcels with security fencing. The site is currently open to the river.

3. Relevant History

3.1. None relevant to this application.

4. Development Plan Policy

National Planning Policy

4.1 National Planning Policy Framework (NPPF) constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration on 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 people’s quality of life, including (but not limited to):

1. making it easier for jobs to be created in cities, towns and villages 2. moving from a net loss of bio-diversity to achieving net gains for nature 3. replacing poor design with better design 4. improving the conditions in which people live, work, travel and take leisure

and widening the choice of high quality homes

Local Planning Policy

4.3 The Island Plan Core Strategy identifies the application site as being within the Medina Valley Key Regeneration Area Boundary but outside, although immediately 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 Island’s economy upon employment, retail and high quality tourism, which will expected to be primarily located in the Key and Smaller Regeneration Areas.

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• SP5 - Environment – Offers support for proposals that protect, conserve and / or enhance the Island’s natural and historic environments, and to protect the integrity of international, national and local designations.

• 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.

• DM12 - Landscape, Seascape, Biodiversity and Geodiversity – Supports proposals that conserve, enhance, and promote 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

Internal Consultees

5.1 The Highway Engineer has recommended conditional approval of the application,

subject to conditions with regards to preventing material being deposited on the highway.

External Consultees

5.2 The Environment Agency has confirmed that they have no objection to the application.

Third Party Representations

5.3

One letter of objection has been received from local residents raising issues of safety and access. Whilst not objecting to the principle of the development concerns are raised with regards to the increased ‘awkward’ traffic; large caravans, boats, containers etc. would be manoeuvred/ towed through already over used residential areas. The entrance should therefore be through Saunders Way and not Kingston Road.

5.4

The East Cowes Group of the Isle of Wight Society state that they feel the development should not be allowed until the new road is completed connecting

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Saunders Way with the industrial area of Kingston Road including this site.

6. Evaluation

Principle of the development

6.1

The application is located within the settlement boundary, in a predominantly industrial and commercial area, alongside the River Medina. The proposed development seeks to utilise this vacant scrub land for an industrial/commercial activity which, in part has links to the riverside location. As such there is no objection to the principle of the proposed change.

Impact on the character of the area

6.2

The application site currently detracts from the character of the area, appearing overgrown and unmaintained. Although the proposed development would result in open storage, which can at times appear cluttered if not properly managed, if managed it would result in an active use of the site and additional employment. As the site would contain an office building it is considered reasonable to condition a management plan to ensure that the site is retained in a ‘tidy’ manner.

6.3

As the immediate area of the site is commercial and the and the site is located between a fuel depo and an area of boat storage, it is considered that using the land for further storage would not detract or impact upon the character of the area.

Highway Considerations

6.4 The applicant proposes to reposition an access off Kingston Road, an unclassified road covered by a 30mph speed limit which currently serves both residential units and industrial sites. The existing access to the site is effectively a field gate, whereby the proposed access would lead to an access road into the site.

6.5 In accordance with design guidance the proposed access should benefit from visibility splays of 43m in either direction when taken from a 2.4m set back. Confirmation was initially sought from the applicant with regard to the site boundary, however a revised plan has been submitted and this has shown that the required levels of visibility can be achieved within land under the control of the applicant or the Authority.

6.6 The ‘road access modifications’ drawing shows a set of gates with an approx. set back of 6.6m from the edge of the carriageway. This is adequate to ensure a vehicle can pull clear of the highway in order to open and close the gates.

6.7

It is noted that as part of a planning obligation for the Hawthorn Meadows housing development there is a requirement for a bus gate within Kingston Road. As part of these works all vehicles would have to access the site via Saunders Way and there is potential for the application site frontage to be remodelled. The traffic

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generation associated with this proposal is not deemed to have a negative impact on the highway/project network in its current format i.e. access via Kingston Road nor on Saunders Way once the bus gate works have been implemented.

6.8

The objections received to the application relate to the use of the existing access road, opposed to Saunders Way, which is currently under construction but overdue for completion. However when considering that large vehicles are currently using this route to access the industrial sites in the immediate vicinity of this application site and that there is no collision data to suggest there are safety concerns with this route, it is not considered that the current access arrangements are a significant issue to warrant withholding permission for this site.

6.9

Furthermore, unless there is a specific restriction on a road to stop certain size or weight of vehicles using it, planning cannot stop a vehicle driving down a public road, especially as this would be outside of the application boundary.

7. Conclusion

7.1 Having given due regard and appropriate weight to all material planning considerations, Officers believe that the application would bring in use a vacant parcel of overgrown land, within a commercial area to the benefit of the local economy.

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 takes a positive approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area. Where development proposals are considered to be sustainable, the Council aims to work proactively with applicants in the following way:

1. The IWC offers a pre-application advice service 2. Updates applicants/agents of any issues that may arise in the processing

of their application and, where there is not a principle objection to the proposed development, suggest solutions where possible

In this instance the applicant was provided with pre application advice and was updated of any issues after the initial site visit, and revised plans submitted.

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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 The development hereby permitted shall only be carried out and storage

maintained in complete accordance with the details shown on the submitted plans, numbered 15:2000:1 and zoned areas thereon. 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.

3 Prior to the installation or laying of any hard surfacing on site, details of how it shall

be drained, including evidence of capacity in the foul and surface water system, shall be submitted to and approved in writing by the Local Planning Authority. The agreed details shall be implemented on site being the use hereby approved becomes operational. Reason: To ensure that any variations to the permeability of the site would not result in any additional flood risk or pressure on the current surface water drainage system.

4 No groundwork shall take place until details have been submitted to and agreed in

writing by the Local Planning Authority in respect of steps to prevent material being deposited on the highway as a result of any operations on the site in connection with the approved development. Such steps shall include the installation and use of wheel cleaning facilities for vehicles connected to the construction of the development. The agreed facilities shall be installed prior to the commencement of development. 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 policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

5 No material/equipment stored on site shall exceed a combined height of 3 metres

from ground level. Reason: In the interests of the visual amenity of the area to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

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