PAPER B

ISLE OF WIGHT COUNCIL PLANNING COMMITTEE - TUESDAY, 25 MARCH 2014 REPORT OF THE HEAD OF PLANNING AND REGULATORY SERVICES WARNING 1. THE RECOMMENDATIONS CONTAINED IN THIS REPORT OTHER THAN PART 1 SCHEDULE AND DECISIONS ARE DISCLOSED FOR INFORMATION PURPOSES ONLY. 2. THE RECOMMENDATIONS WILL BE CONSIDERED ON THE DATE INDICATED ABOVE IN THE FIRST INSTANCE. (In some circumstances, consideration of an item may be deferred to a later meeting). 3. THE RECOMMENDATIONS MAY OR MAY NOT BE ACCEPTED BY THE PLANNING COMMITTEE AND MAY BE SUBJECT TO ALTERATION IN THE LIGHT OF FURTHER INFORMATION RECEIVED BY THE OFFICERS AND PRESENTED TO MEMBERS AT MEETINGS. 4. YOU ARE ADVISED TO CHECK WITH THE PLANNING DEPARTMENT (TEL: 821000) AS TO WHETHER OR NOT A DECISION HAS BEEN TAKEN ON ANY ITEM BEFORE YOU TAKE ANY ACTION ON ANY OF THE RECOMMENDATIONS CONTAINED IN THIS REPORT. 5. THE COUNCIL CANNOT ACCEPT ANY RESPONSIBILITY FOR THE CONSEQUENCES OF ANY ACTION TAKEN BY ANY PERSON ON ANY OF THE RECOMMENDATIONS.
Background Papers

The various documents, letters and other correspondence referred to in the Report in respect of each planning application or other item of business. Members are advised that every application on this report has been considered against a background of the implications of the Crime and Disorder Act 1998 and, where necessary, consultations have taken place with the Crime and Disorder Facilitator and Architectural Liaison Officer. Any responses received prior to publication are featured in the report under the heading Representations. Members are advised that every application on this report has been considered against a background of the implications of the Human Rights Act 1998 and, following advice from the Head of Corporate Governance and Monitoring Officer, in recognition of a duty to give reasons for a decision, each report will include a section explaining and giving a justification for the recommendation.

LIST OF PLANNING APPLICATIONS TO COMMITTEE 25 MARCH 2014 01 Page 3 P/00037/14 TCP/31742 Land adjacent to Blackpan House, Blackpan Cottage, and Merrie Gardens Public House, Newport Road, Sandown, Isle of Wight. Proposed hotel with associated parking and landscaping. 02 Page 17 P/00763/13 TCP/02068/W Newclose County Cricket Ground, Blackwater Road, Newport, Isle of Wight. Outline for hotel, associated facilities and parking. 03 Page 34 P/01211/13 TCP/30821/A Island Harbour Marina Ltd, Mill Lane, Binfield, Newport, Isle of Wight. Demolition of buildings/structures; approval of reserved matters following outline consent for infrastructure improvements, additional units of holiday accommodation, marine industrial units, hotel/bar and restaurant, management and security facilities; associated boatyard and repair facilities (Additional information relating to access, landscaping and the phasing of the development)(additional plans received to show area of highway to be altered)(further readvertised application)(Revised plans relating to lower roof heights for proposed buildings). 04 Page 61 P/01328/13 TCP/26271/C 2 Matthews Cottages, Barton Estate, East Cowes, Isle of Wight. Single storey extension to form additional living accommodation; decking. Whippingham Conditional Permission Newport Conditional Permission Arreton Conditional Permission Lake Conditional Permission

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Reference Number: P/00037/14 - TCP/31742 Parish/Name: Lake - Ward/Name: Lake South Registration Date: 16/01/2014 - Full Planning Permission Officer: Sarah Wilkinson Tel: (01983) 823552 Applicant: Premier Inn Hotels Ltd Proposed hotel with associated parking and landscaping Land adjacent to Blackpan House, Blackpan Cottage, and Merrie Gardens Public House, Newport Road, Sandown, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION This is a major application, of significance to The Bay Key Regeneration Area that raises a number of issues that require careful consideration.

MAIN CONSIDERATIONS Principle of a hotel in this location Impact on neighbouring properties, with specific consideration to Blackpan House and Blackpan Cottage. Impact on the character of the area Socio-economic benefits Highway considerations

1. 1.1.

Details of Application The application seeks full consent to construct an 81 bedroom hotel. The application is made by Premier Inn and although a small restaurant area would be provided the hotel is primarily aimed at the overnight markets. The proposed building would be of a linear block with an acute angled return resulting in an irregular L shape. The longest elevation would measure 67.4 metres in length running in a north-east/south-west direction and would face onto the fields to the rear of the site. The return of the building would project from the north-eastern side of the block and would measure 36 metres in length, while the building would be 14.4 metres in depth. The height of the proposed hotel would vary between 7.3 metres and 10.3 metres, being between 2 and 3 storeys of accommodation. There would also be a small element projecting to 12.1 metres which would contain the lift overrun and water tank enclosure. The application includes changes to the ground levels on the site, this would result in the building siting below the existing land level to the south. At its maximum extraction the level would be reduced by 3.6 metres, along the length of the eastern elevation. The building would incorporate a range of materials including stone, brickwork and vertical and horizontal timber cladding. The roof would be flat, covered with a

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mono-ply. A dropped projecting fascia has been incorporated to visually reduce the apparent eaves height. A parapet of grey metal cladding would sit behind this projection. 1.6 The site layout would include for an 81 space car park for the hotel guests at the front of the building, when approaching the site from Newport Road. A scheme for landscaping has been submitted with the application details, which would result in boundary tree and hedge planting together with groups of trees within the proposed car park, to break up the hard surfacing. The application has been supported with an energy statement and bream pre-assessment, which outlines that the building would achieve a rating of Very Good.

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2. 2.1

Location and Site Characteristics The site is located on the northern side of Newport Road, Lake, mid-way between Morrisons supermarket and the former Lake Middle School and to the rear of the new public house known as Merrie Gardens. The area surrounding the site is a mix of commercial and residential uses with agricultural land to the north, separating the site from the Sandown Airport. The area to the east is generally characterised by residential housing estates, with the area to the west is, in the main, a commercial area straddling Newport Road comprising the Spithead Industrial Estate, Lake Industrial Estate, Morrisons food store, a Car Sales lot and Merrie Gardens Public House. The rear boundary is undefined, leading to open grassland. The front boundary is partly undefined with the termination of the new road forming a visual differentiation. The remainder of the boundary is defined by close boarded fencing, which forms the boundary of the existing site with Blackpan House and Blackpan Cottage, the neighbouring residential properties. The site itself is open grassland that has a slight fall in a northerly direction, with Newport Road at a higher level. Relevant History P/01811/11: Replacement of planning permission (P/1919/07-TCP/27927/A: outline for industrial/business and residential development and alterations to vehicular access to include provision of a roundabout at Newport Road junction) in order to extend the time limit for implementation at land north of Whitecross House including part of Whitecross Lane/Newport Road and part of Merrie Gardens Farm, Newport Road, Sandown is currently under consideration. P/00930/11: Removal of condition no. 4 on P/01919/07 - TCP/27927/A which requires a section 106 be entered into regarding highway works; variation of condition no: 10 which requires an Ecology Report to be submitted and condition no. 13 which requires confirmation that all necessary land required for the highway works has been secured and is in control of the developer at land north of Whitecross House including part of Whitecross Lane/Newport Road and part of Merrie Gardens Farm, Newport Road, Sandown was refused August 2011.

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P/01919/07: Outline for industrial/business and residential development and alterations to vehicular access to include provision of a roundabout at Newport Road junction (additional information) (readvertised application) at land north of Whitecross House including part of Whitecross Lane/Newport Road and part of Merrie Gardens Farm, Newport Road, Sandown was approved in March 2009.

4. 4.1.

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

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The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in peoples quality of life, including (but not limited to): making it easier for jobs to be created in cities, towns and villages moving from a net loss of bio-diversity to achieving net gains for nature replacing poor design with better design improving the conditions in which people live, work, travel and take leisure and widening the choice of high quality homes

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Local Planning Policy The Island Plan Core Strategy identifies the application site as being within the boundary of The Bay Key Regeneration Area and partly within and adjacent to the settlement boundary. The following policies are relevant to this application SP1 - Spatial Strategy Supports development on appropriate land within or immediately adjacent the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Centres. SP3 - Economy Focuses economic growth in the Islands economy upon employment, retail and high quality tourism, which will expected to be primarily located in the Key and Smaller Regeneration Areas. SP4 Tourism - States that the Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island. SP5 - Environment Offers support for proposals that protect, conserve and / or enhance the Islands natural and historic environments, and to protect the integrity of international, national and local designations. SP7 - Travel - Offers support for proposals that increase travel opportunities and provide alternative means of travel to the car. Development proposals should not negatively impact on the Islands strategic road network, or the capacity of lower level roads to support the proposed development.

DM1 Sustainable Build Criteria for New Development - States that development on the Island should include measures to reduce carbon dioxide emissions from energy use. DM2 - Design Quality for New Development Gives support to proposals for high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area. DM8 - Economic Development In principle gives support to growth in economic development. DM11 - Historic and Built Environment Supports proposals that positively conserve and enhance the special character of the Islands historic and built environment. DM12 - Landscape, Seascape, Biodiversity and Geodiversity Supports proposals that conserve, enhance, and promote the landscape, seascape, biodiversity and geological interest of the Island. DM17 Sustainable Travel - states that the council will support proposals that increase travel choice and provide alternative means of travel to the car.

5. 5.1

Consultee and Third Party Comments Internal Consultees The Highway Engineer from Island Roads on behalf of the Highway Authority recommends conditional approval. These comments are expanded upon within the evaluation section of this report.

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The Senior Ecology Officer comments that the report submitted in support of the planning application adequately discusses nature conservation issues. A condition is recommended to ensure that the ecological measures detailed within the submitted information are implemented. The Environmental Health Officer has requested a condition with regards to possible land contamination due to a nearby former landfill site. The Environmental Health Officer has also provided comments on matters of noise, odour and lighting. No objection is raised to the principle of the development on these grounds and conditions are recommended. Further consideration of these matters is discussed in the evaluation of this report. The Economic Development Project Officer comments that from an economic development point of view, this is a desirable development. The attraction to known hotel brands such as Premier Inn fits well with the objective of raising the quality of the Islands tourism offer. In creating 24 new jobs, having a stated aim of recruiting at least 50 percent from NEET (Not in Education, Employment or Training) young people and boasting an extensive skills/apprenticeship programme, the development meets several of the aspirations of the Councils economic strategy.

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The Public Rights of Way team have commented that the capital programme include a scheme to replace the pedestrian footbridge just north of the development site (on Public Footpath SS25). They have therefore requested money for a replacement footbridge be secured through a Section 106 Agreement. External Consultees Southern Water have provided sewer records showing the approximate position of the combined and surface water sewers crossing the site. They highlight matters to consider when building near to sewers, including the position of planting and soakaways as well as the need for measures to protect the sewers during the construction process. The comments confirm that Southern Water can provide foul disposal to service the development but recommend a condition be attached to any permission to agree details of both foul and surface water sewerage disposal.

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The Crime Prevention Design Advisor from the Hampshire Constabulary has recommended that consideration be given to lighting and CCTV within the car park to provide safety and security of motor vehicles. Parish/Town Council Comments Lake Parish Council have confirmed that they wish to make no comment on the application. Sandown Town Council were also consulted given the wider implications of this proposal, but they have chosen not to lodge a formal comment.

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Third Party Representations 5 letters of objection have been received from local residents, including those immediately adjacent to the site, raising issues that can be summarised as follows: Believed field was allocated for agricultural land Current low level of light pollution which encourages wildlife Closeness and elevation of the development would mean a huge increase in light and noise pollution for residential properties Loss of privacy from overlooking Building could be repositioned further west, with the car parking adjacent to residential properties to reduce the impact. Neighbouring residential property was refused permission for a third storey, yet this application is for a three storey development Overwhelming size would be intimidating Loss of natural light Previously approved industrial units would be single storey and therefore would have lesser impact Out of keeping with the rural nature of the area Should invest and improve existing brownfield sites in the area Hourly bus service and twenty minute walk to the train station would not encourage access by any means other than the car Effect on the setting of the listed farmhouse Not demonstrated demand/need for the accommodation Would add to existing traffic congestion, in turn increasing the possible danger to school children 3 storeys would be excessive Would make the area seem very commercial on one of the main roads leading into a major tourism area

Insufficient parking for guests and staff

Comments have also been received with regards to loss of view and loss of property value but these are not material planning considerations and therefore cannot be afforded any weight in the determination process. 6. 6.1 Evaluation Principle of a hotel in this location The application site is located within The Bay Key Regeneration Area boundary and partly within the settlement boundary. Policy SP1 outlines that the Council will, in principle and in line with its overarching approach to economic lead regeneration support development of appropriate land which falls within these areas. The Policy continues by stating that outside of defined settlements, proposals for tourism related development will be supported in accordance with Policy SP4. 6.2 The application is locationally considered to be in accordance with the aims of Policy SP1. The scheme is also considered to represent economic lead regeneration. Turning to Policy SP4, this discusses that the Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island. Furthermore it outlines that tourism related development proposals should maintain a mix of tourism accommodation that offer a range of styles, types and quality of provision. The proposed development is for a Premier Inn. This is a national chain which is currently only represented on the Island in Newport. This nature of hotel is a known quantity and therefore very popular with the one night and weekend break market. In line with the aims of Policy SP4 this is a style and type of facility which is not available in The Bay. There are two other budget brand hotels on the Island but these are in Newport and Ryde and therefore the nature of accommodation is missing from the market within the south-east. The NPPF considers that hotels are town centre uses and as such, if not in accordance with an up-to-date Local Plan a sequential test is required. The proposed development accords with the principles of SP1 and SP4 and therefore a sequential test is not considered necessary to justify the location of the development. However, as the site is greenfield the applicant has given due consideration to other potentially suitable sites on previously development land. The application has been submitted with a sequential assessment which considers existing hotels that are for sale and brownfield sites within the town. This is considered to have satisfactorily demonstrated that the land on which existing hotels are positioned and brownfield sites would be too small or unsuitable for the quantum of development required by this companys business model. The Hotel Futures (2005) forms a background document to the Core Strategy and outlines that most of the Islands hotels of 50+ bedrooms are only 2* rated and therefore identifies a need to improve the quality of provision. It further discusses a key market for the Island being short breaks and a secondary market for business visitors. These are generally the visitor to this type of hotel. The study does suggest that the primary interest for budget hotels is within Cowes, Ryde and Newport. However, in the longer term it acknowledges that development in the Bay area may be appropriate. On the basis of the age of this document, being produced in 2005, it is considered to hold little weight in the determination process. The longer terms aim for this nature of development in the Bay was due to lack interest from operators at the time of the study. This application is supported by an operator and therefore would be considered deliverable.

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Letters of representation from third parties have raised concerns regarding the principle of the development both with regards to need/demand for the facility and concern that investment and improvement on existing brownfield sites in the area is required. The latter point is not in dispute as it is acknowledged that re-development of brownfield sites is important to the regeneration of the bay area, however, as outlined above, the submitted details have considered brownfield sites in the locality and they were not deemed appropriate for the proposed development. It is not considered that the development of this site would prejudice the potential for those identified brownfield sites to come forward. The issue of need/demand is not a matter for planning debate when considering tourism development. Policies support the general principle of such developments, as the Island is a tourist destination; these facilities are considered important to sustain consumer choice. Information submitted for the application has indicated that, following the continued success of the Newport site, Premier Inn have been looking for a site in the Sandown area for some years. Part of the proposed site, specially the area of the proposed car park, is within the settlement boundary and has extant permission for industrial development. This permission has been referred to by the neighbouring properties. The land is not allocated and therefore there is no protection for this use on the site. However, the permission does show an acceptance of commercial development within this location and thus offering employment opportunities. Whilst a hotel would not provide manufacturing or industrial opportunities, it would nonetheless generate jobs. The principle of a hotel in this location is therefore considered to be acceptable and would accord with the policies SP1 and SP4 of the Core Strategy. Impact on neighbouring properties The closest residential properties are to the south of the proposed building. These being Blackpan House and Blackpan Cottage. There are two further dwellings and flats to the south of these houses but it is not considered that they would be affected by the proposed development, due to the distance and the intercepting land.

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The proposed building, at its closest would be approximately 17.2 metres to the neighbouring property, Blackpan Cottage and a maximum of approximately 32.2. The closest distance would be to the southern elevation return which incorporates only one window at first floor level and a door at ground floor, serving a stairwell. The potential impact on these properties would be from potential overlooking and over-dominance. Looking at these issues in turn: The proposals include significant changes in land levels to reduce the potential impact on the closest neighbours. As a result, although the closest elevation to the boundary would be two storeys in height, measuring 7.25 metres from ground level, it would appear just over single storey from the neighbouring land, approximately 3.6 metres from the adjoining ground level. This reduction in land level together with the separation distance of 17.2 metres between the buildings is considered to be such that the proposed development would not have an over-dominant impact on these properties. It is acknowledged that the height of the proposed development would increase to three storeys but this would be at a greater separation distance of 32.2 metres from the properties and therefore the impact would be reduced and would again not result in unacceptable dominance from the built form.

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The application also includes landscaping along the boundary with the neighbouring property. Although this would be at the lower land level, it would provide a visual break and over time, screening. As outlined above, the return of the building, this being the element closest to the neighbouring property, would not contain any windows to rooms. The window into the stairwell is not considered to result in overlooking and the door would be below the ground level of the neighbouring site. The main elevation of the building would contain a number of bedroom windows, which it is acknowledged would overlook the neighbouring properties. However, when taking into consideration the distance between the properties and the nature of the development, the windows serving bedrooms rather than main living areas, Officers consider that the overlooking would be significantly greater than currently experienced but would not be unacceptable. Furthermore, the area of land between the boundary of the site and the neighbouring residential dwellings is mainly approach road/driveway and would therefore not be used a primary amenity space. Letters of objection have raised concerns with regards to loss of view and loss of property value but these are not planning considerations. Comments have also expressed an understanding that the area in question was allocated as agricultural land and the proposed industrial units would have only been single storey. The land has no allocation and it is not believed to have been used for agriculture or actively farmed for some time. The approved industrial development was only in outline form and therefore the height of the development had not been set. Comments received have also asked why the proposed layout has been presented and, whilst not objecting to the principle of the development, would prefer to see the building and the car parking switched. This alteration was discussed with the developer at pre-application stage, but unfortunately due to the position of an underground services easement, within which no development could be positioned, there was not sufficient land south of the easement to accommodate the proposed building. The design was however amended to reduce the height of the building in places and the overall land level, in order to reduce the overall potential dominance and the return in the footprint was incorporated, rather than a rectangular footprint, to reduce the overall number of windows facing southwards. Environmental Health Officers have considered the potential impact of noise, odour and lighting on the residential amenity of the nearest dwellings. The nature of the kitchen for this type of hotel, which generally just provides breakfast, is such that high odour foods would not be cooked. Odour is therefore not considered to be of concern. Officers consider that the building itself sits between the air conditioning and plant and the nearest neighbouring properties, therefore would itself provide a level of sound attenuation to an extent that the main impact from noise from plant would be on hotel residents, which would be a management issue of the hotel. It is acknowledged that there would be potential for disturbance from hotel guests, due to comings and goings, but again this could and should be managed by the hotel operators. There would be a need for some level of lighting within the car park and around the building for safety and security reasons but it is considered that this could be kept to an operational minimum and of a type and design which would result in minimum light spillage. It is proposed that a lighting scheme is conditioned in order that potential impacts are kept to an acceptable level. In conclusion it is acknowledged that the outlook and surroundings of the neighbouring residential units would change quite significantly but it is not considered that this would be unacceptable.

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Impact on the character of the area The area is currently of a mixed character with commercial and residential development. It has also seen changes in character over the years with the construction of a new roundabout, the conversion of the derelict Merrie Gardens Farm and the consent for industrial development, although this has not been implemented.

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Comments have been received from local residents raising concerns that the proposed development would make the area seem very commercial on one of the main roads leading into a major tourism area. Officers consider that this area currently has a very commercial appearance with Morrisons, Spithead, Lake Industrial Park and Merrie Gardens. Although the area on which the building would be located is grassland it is not considered to have a significantly rural appearance. The proposed building would be set back from the road and although three storeys in height would be at a lower ground level. It is not considered that the proposed development would have a detrimental impact on the character of the area. Concerns have been raised by local residents with regards to the potential impact on the setting of the newly refurbished listed building, Merrie Gardens. The views through to and from the fields at the rear of the farmhouse are important as they are a remnant of its original setting. Whilst the setting of the site has been dramatically altered over the years by development in the locale, it is important to preserve what setting remains. The application has been supported by a heritage impact statement which considers the impact to the setting of the listed building and draws comparisons with the extant outline permission for industrial units. The view diagrams presented clearly show that the outline permission would have a greater impact upon the setting of the building than the current proposal. Whilst the current proposal is in part 3 storey, the distance from the listed building and its siting away from the immediate rear of the farmhouse means that whilst it would still impact upon the setting of the farmhouse, the level of impact is acceptable in this instance, given the evolving nature of the surrounding area. Importantly there would still be views through to and from the open countryside beyond. Socio-Economic Benefits It has been acknowledged above that the proposed development would result in an impact on the existing environs of the neighbouring residential properties. This impact needs to be balanced against the potential benefits resulting from the proposal.

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Policy DM8 states that the Council will, in principle support growth in economic development. The proposed development is considered to fall within this category, resulting in the creation of 22 full time equivalent jobs. The application details also include an aim that 50 percent of these jobs would be from those classified as NEET young people (Not in Education, Employment or Training). This has been supported by the Councils Economic Development Project Office who has stated that this would be a desirable development. Taking into consideration the potential job creation on site, not to mention the in-direct economic advantages of an 81 bedroom hotel within The Bay, the proposed development is considered, on balance, to make significant positive contributions that would outweigh the resultant change to the environment.

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Highway Considerations The proposed hotel would be accessed off an existing extension to the northern arm of the newly constructed Merrie Gardens roundabout. The proposed car park would form a junction with the access road. The required visibility for the access is physically achievable, although the plans currently show a 1.8 metre close boarded fence obscuring the northern splay. This would not be of concern at this time as the road terminates 6 metres north of the access. However, in order to future-proof the access, in the event that future development is bought forward north of the site, a condition is recommended that part of this fence is set back in line with the northern splay.

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The application has been submitted with a Transport Statement and an associated addendum, which has considered the impacts that the proposal would be likely to have on the adjacent highway network. This information details potential trip generation onto the roundabout from the proposed development, based on similar Premier Inn sites across the Country. This information demonstrates that the roundabout would operate within capacity. Therefore, while none of the comparison sites are identical in terms of accessibility, on-site parking provision and seasonal variation, it is clear from the ten sites compared, that there is a common theme in terms of traffic generation and the minimal impact would not be of a scale that would result in a sustainable reason for refusal. The site is considered to have good pedestrian connectivity with pavements and controlled crossing points to local services. The application has been submitted with a Travel Plan which seeks to achieve a reduction in reliance on the private motor vehicle. There is a bus stop within 150 metres of the site and the railway station is within 1.1km, which is considered to be an acceptable walking distance. Consideration has also been given to the potential impact from the construction process, due to the level of material which would have to be removed from the site to facilitate the proposed level changes. Information has been submitted to outline that the removal of approximately 2,000 cubic metres of spoil would be required. It would be the intention in the construction programme that this would be removed over a period of 4 weeks, generating the need for approximately 200 HGVs, which would equate to 50 HGVs per week/ 10 per day (equivalent to 20 two-way HGV movements per day). The applicants have presumed a 10 hour working day Monday Friday for the removal of the spoil (e.g. 8am to 6pm), thus resulting in an average of 1 HGV visit per hour (2 movements). The Highway Engineer has given due consideration to the above figures and has concluded that as the proposed hotel would generate approximately 22 trips in both the AM and PM peaks and it has been proven that the roundabout has capacity in that scenario, the potential 2 trips per hour from construction vehicles would not result in a capacity issue. Furthermore, as the new roundabout arm has been designed and constructed to accommodate service vehicles, it is considered that there would be no issue with construction vehicles associated with building the hotel. Public Rights of Way have requested that a Section 106 Agreement be entered into to secure monies for the replacement of a footbridge on the footpath running to the east of the site. These works form part of the intended capital programme. Officers do not consider this to be reasonably linked to the potential impacts resulting from the development, as there would be no reason for a guest to utilise this footpath. The nature of occupant of these types of hotel is unlikely to simply go for a walk in the local area, they are more likely to be focused on a destination, which this footpath would not lead to.

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Concerns have been expressed by local residents with regards to the level of parking proposed on site. The scheme incorporates 81 spaces, and as an 81 bedroom hotel this is not considered to allow for staff parking. Officers have considered this matter carefully and based on the information submitted, which looks at the parking demand profile for a Premier Inn. This information showed that the peak demand associated with the proposed development would occur overnight and be equivalent to 0.73 occupied spaces per room sold (assuming all rooms are sold). On the basis of this information the application is considered to provide sufficient parking at 1 space per room. However, it can also be noted that the site is in very close proximity to the Merrie Gardens Public House, which has a large car park which is empty at the times in which the hotel would have maximum demand (overnight). Therefore, should this become an operational issue of the hotel they could reach agreement with the Public House to utilise their car park at night, when not required, for staff. Furthermore, the application has been supported with a Travel Plan which would seek to encourage staff to use alternative modes of transport, such as arriving at the site by foot or bus. This would be in line with the site aspirations to appoint staff from the local area, who may not need to drive to work. Giving due consideration to all of the points raised above the proposed development is considered to provide sufficient parking. Conclusion Giving due regard and appropriate weight to all material considerations referred to in this report Officers consider that the proposed development would provide and important facility within the south-east of the Island leading to job creation and positive economic development thus justifying the changing environs for the surrounding residential properties. Recommendation Conditional permission Statement of Proactive Working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way: The IWC offers a pre application advice service Updates applicants/agents of any issues that may arise in the processing of their application and suggest solutions where possible

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8. 8.1 9. 9.1

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

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Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 3 years from date of this permission. Reason: To comply with Section 91 of the Town and Country Planning Act 1990. 2 No development shall take place until samples of materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. This shall include a sample panel, to be erected on site of the proposed stone. Development shall be carried out in accordance with the approved details. Reason: In the interests of the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 3 With the exception of the requirement outlined within condition 7, the development hereby permitted shall only be carried out in complete accordance with the details shown on the submitted plans, numbered 494-01, 3434/P3 Revision A, 3434/P4 Revision B, 3434/P5 Revision B, 3434/P6 Revision B, 3434/P7 and 3440/10/001 Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with the aims of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 4 Prior to works commencing on site details of the ecological measures outlined within the Ecological Appraisal Report submitted with the application shall be submitted to and agreed in writing with the Local Planning Authority. The details shall include, but not exclusively limited to: Timings of operations Reptile relocation strategy The agreed details should be adhered to on site. Reason: To ensure that the development takes adequate account of potential nature conservation in accordance with policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy. 5 Development shall not begin until details of the design, surfacing and construction of any new roads, footways, accesses and car parking areas, together with details of the means of disposal of surface water drainage therefrom have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of highway safety and to comply with Policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 6 The building hereby approved shall not be bought into use until space has been laid out in accordance with drawing 3434/P3 Revision A for 81 cars to be parked and for vehicles to be loaded and unloaded and for vehicles to turn so that they may enter and leave the site in forward gear. The space shall not thereafter be used for any purpose other than that approved in accordance with this condition. Reason: In the interests of highway and to comply with Policies DM2 (Design Quality for New Development) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

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Development shall not begin until details of the sight lines to be provided at the junction between the access of the proposed car park and the access road have been submitted to and approved in writing by the Local Planning Authority and the development shall not be occupied until those sight lines have been provided in accordance with the approved details. Nothing that may cause an obstruction to visibility shall at any time be placed or be permitted to remain within the visibility splay shown in the approved sight lines. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

Steps, including the installation and use of wheel cleaning facilities in accordance with details to be submitted to and approved in writing by the Local Planning Authority, shall be taken to prevent material being deposited on the highway as a result of any operation on the site. Any deposit of material from the site on the highway shall be removed as soon as practicable by the site operator. Reason: In the interests of highway safety and to prevent mud and dust from getting on the highway and to comply with policies DM2 (Design Quality for New Development) and SP9 (Minerals) of the Island Plan Core Strategy.

Development shall not take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

10

All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: To ensure the appearance of the development is satisfactory and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

11

Prior to the instillation of any lighting on site, either on the building, in the car park or part of the landscaping scheme details shall be submitted to and approved in writing by the Local Planning Authority. No lighting other than that agreed through this condition shall be installed on site. Reason: To protect the amenities of the neighbouring residential properties and to accord with policy DM2 (Design Quality of New Development) of the Island Plan Core Strategy.

15

457900E

458000E

458100E

458200E

458300E

458400E

458500E

83500N

83500N

83400N

83400N

16
83300N 83200N 458100E 458200E 458300E 458400E 458500E

83200N

83300N

457900E

458000E

Scale 1:2500

P/00037/14 - TCP/31742 land adjacent to Blackpan House, Blackpan Cottage, and Merrie Gardens Public House, Newport Road, Sandown PO36

02

Reference Number: P/00763/13 - TCP/02068/W Parish/Name: Arreton - Ward/Name: Arreton and Newchurch Registration Date: 19/06/2013 - Outline Planning Permission Officer: Steve Wiltshire Tel: (01983) 823552 Applicant: NCCG ( Newclose County Cricket Ground ) Outline for hotel, associated facilities and parking Newclose County Cricket Ground, Blackwater Road, Newport, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION This planning application has been referred to the Planning Committee for consideration by Cllr Downer, as adjoining Ward Member, due to the following concerns with the proposed development; Access and egress onto the A3020 since the road carries a considerable amount of traffic. The size of the proposed hotel would not be in keeping with the rural area. The area is on a floodplain and further development would make it worse. Light pollution and noise are also matters of concern.

MAIN CONSIDERATIONS The main issues in the consideration of this outline planning application are; The principle of a hotel in this location on a greenfield site outside of the defined settlement boundary Siting and visual impact of the proposed development within the landscape and on the setting of the Area of Outstanding Natural Beauty Impact on the amenities of neighbouring occupiers Impact on heritage assets Impact on trees Impact on ecology Vehicular access and parking arrangements Public Rights of Way

1. 1.1.

Details of Application This application seeks outline planning permission for the erection of a hotel on land to the north of Newclose Cricket Club. Access, layout and scale have been put forward for full consideration as part of this planning application, with matters relating to appearance and landscaping reserved for future consideration through a reserved matters application. The submitted plans show that the hotel would be three storeys in scale with a hipped roof and is shown to be sited to the north of the existing Newclose cricket ground, clubhouse and car parking area. The main faade of the hotel would face south over a car parking area constructed of permeable pavers, with a service area to the south.

1.2

17

A terraced area would be provided to the north of the hotel with aspect over a tennis court which is proposed in the northern corner of the site. Vehicular access to the hotel would be via the existing site entrance into Newclose Cricket Club, with a new spur road running to the north to access a car park and a service area. The car parking area would provide a total of 96 spaces for guests as well as 4 spaces for disabled persons adjacent to the entrance. Parking for 7 staff is shown within the service yard area. 1.3 The application is in outline format, therefore detailed drawings for the proposed hotel have not been supplied. Indicative drawings have been provided to support the application that show a 60 bedroom hotel of a classical design with entrance portico, projecting bay features, sliding sash windows and a hipped slate roof behind a stone copping parapet. No indicative details for the landscaping of the site have been supplied. The application has been supported by a Planning, Design, Access and Heritage Statement. Location and Site Characteristics The application site extends to a total of 1.0 hectare and is located within the Newclose Cricket Club complex on an open grassed area of land that is currently used for overspill car parking on match days. The county cricket ground on the site was completed in the Summer of 2008, following the grant of planning permission for this use in November 2006. The main cricket clubhouse and associated cricket ground is situated to the south of the application site, and separated by a formal car parking area serving the ground. The site is within a rural setting in the valley of the River Medina on the western side of the A3020 Blackwater Road, approximately 2 km to the south of Newport. There is a tree belt to the west of the cricket ground which is designated as a Site of Importance for Nature Conservation, which separates the site from the Newport / Sandown cycle track, following the course of the Medina. The site is sandwiched between two parts of the Isle of Wight Area of Outstanding Natural Beauty, to the east and west of the cricket ground. Relevant History There is no planning history for the development of a hotel in this location, the following planning applications relate to the development of the cricket ground. Replacement of planning permission (P/01571/09 - TCP/02068/G: alterations and conversion of lower ground floor and roofspace to provide additional facilities ancillary to existing use of the cricket pavilion, to include dormer windows on front and rear elevations and balconies with balustrading on front elevation; cupola) in order to extend the time limit for implementation. Alterations and conversion of lower ground floor and roofspace to provide additional facilities ancillary to existing use of the cricket pavilion, to include dormer windows on front and rear elevations and balconies with balustrading on front elevation; cupola. Approved - 24.01.2013

2. 2.1

2.2

3. 3.1.

P/01726/12

P/01542/09

Approved 15.12.2009

18

P/02126/06

Change of use of agricultural land to cricket ground to include construction of cricket pavilion and store; parking and vehicular access.

Approved 24.11.2006

4. 4.1.

Development Plan Policy National Planning Policy Framework (NPPF). The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in peoples quality of life, including (but not limited to): making it easier for jobs to be created in cities, towns and villages moving from a net loss of bio-diversity to achieving net gains for nature replacing poor design with better design improving the conditions in which people live, work, travel and take leisure and widening the choice of high quality homes

4.2

Island Plan Core Strategy. The following policies from the Core Strategy are considered to be relevant to the consideration of this application. SP1 - Spatial Strategy; The application site is identified as being outside the settlement boundaries around defined settlements and thus falls within the Wider Rural Area. Outside of defined settlements, proposals for tourism related development will be supported in accordance with Policy SP4. SP3 Economy; States that economic growth on the Island will be focussed upon employment, retail and high quality tourism. Sustainable growth in the rural economy will be supported. SP4 Tourism; The Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island. SP5 Environment; Offers support for proposals that protect, conserve and / or enhance the Islands natural and historic environments, and to protect the integrity of international, national and local designations. SP7 Travel; Supports proposals that increase travel choice, provide alternative means of travel to the car and help reduce the impact on air quality and climate change. DM2 - Design Quality for New Development; Gives support to proposals for high quality and inclusive design to protect, conserve and enhance the existing environment whilst allowing change to take place. The policy states that relevant information relating to the site size, location and context is required and that proposals will be expected to provide an attractive, functional and

19

adaptable built environment, optimise the potential of the site taking into account constraints, be appropriately landscaped and compliment the surrounding area. DM8 Economic Development; The Council will support proposals for a variety of economic development proposals, including rural economic development opportunities and farm diversification schemes that contribute to the sustainability of the wider countryside. DM11 Historic and Built Environment; Supports proposals that positively conserve and enhance the special character of the Islands historic and built environment. DM12 - Landscape, Seascape, Biodiversity and Geodiversity Supports proposals that conserve, enhance, and promote the landscape, seascape, biodiversity and geological interest of the Island. DM13 Green Infrastructure; Supports proposals that protect, enhance and manage a diverse network of multi-functional green infrastructure assets across the Island. DM14 Flood Risk; Expects all development proposals to reduce the overall and local risk of flooding on the Island. DM17 Sustainable Travel Supports proposals that increase travel choice. Requires developments to comply with the Councils Residential and Non-Residential Parking Guidance SPD.

5. 5.1

Consultee and Third Party Comments Internal Consultees Environmental Health Officer Has no adverse comment in respect of this application as regards noise, odour, fumes etc. Planning Archaeologist Raises no objection in terms of impact on archaeological heritage assets. Rights of Way Officer Requests a footpath link between Public Footpath A38 and the cycle track alongside the Medina. Senior Ecology Officer Raises no objection to the proposed development in terms of impact on the adjacent SINC. Tree Officer In light of the supplementary information received, considers the impact on trees within the SINC to be at an acceptable level. Conditions are requested in the event of a recommendation for approval.

5.2

External Consultees AONB Partnership Leave it to the LPA to consider whether a hotel is appropriate in this location. Express concern over the height and mass of the proposed hotel building, as it is likely to introduce a new dominating structure into views over the wider landscape and the setting of the AONB. Would object to any permanent non-agricultural use of the fields to the west of the Medina.

20

Environment Agency Has no objection to the development. Highways Engineer from Island Roads on behalf of the Local Highway Authority Raises no objection to the development. Requests an off-site highway condition relating to the provision of a footway between the bus stop and the site entrance in the event of approval. 5.3 Parish/Town Council Comments Arreton Parish Council Object to the proposal on grounds that; it is outside the development envelope, will be an eyesore on the AONBs each side of the site, part of the area is floodplain, increase in traffic generation, adverse impact on a SINC, not an appropriate place for a Newport Hotel, excessive light pollution, access to the overflow car park is unclear. Newport Parish Council Object to the application on grounds that although there is a demand for this type of hotel development on the Island, the site is inappropriate as it is well outside the main built up area. As such it would be undesirable commercial intensification out of character with the rural area. 5.4 Members should note that the application site falls within Arreton Parish, with Newport Parish abutting the northern boundary of the site. Third Party Representations 18 letters of representation have been received to the proposal from third parties, including Island Watch and the CPRE which object to the proposal on the following planning grounds that are summarised below; Adverse impact on this rural area. The site is outside the settlement boundary for Newport. The scale of the building would be overdevelopment and constitute a visual intrusion within the landscape. The proposal would lead to and encourage ribbon development along this road. There is no shortage of hotels on the Island. A limited number of matches involve mainland teams. Light pollution from the bedroom windows. Adverse impact on the adjacent SINC (drainage) The access to the overflow car park from Marvel Lane is not suitable. Noise and disturbance to the neighbouring properties from tennis courts. Adverse impact on the AONB. Risk to traffic from tennis courts.

5.5

5.6

20 letters have been received which support the application on the following grounds; The proposal would provide a good quality addition to the sports venue for visiting cricketers and supporters. There is a lack of such good quality hotel facilities on the Island. The proposal would benefit the Islands economy.

21

6.

Evaluation Policy Considerations

6.1

The Island Plan Core Strategy identifies the application site as lying outside the settlement boundary for Newport, thus falls within the Wider Rural Area. There are no other designations pertaining to the application site. Principle of Development Policy SP1 (Spatial Strategy) of the Core Strategy supports development on appropriate land within, or immediately adjacent to the defined settlement boundaries, and will prioritise the redevelopment of previously developed land where such land is available, suitable and viable for the proposed development. Unless a specific local need is identified development proposals outside the defined settlements will not be supported. Policy SP1 also gives support for proposals for tourism related development, in accordance with Policy SP4 (Tourism).

6.2

6.3

Policy SP4 supports sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations across the Island. The policy also states that the Council wishes to see the Island become an all year round tourism destination, which develops niche tourism products. Hotels are identified as a main town centre use within the NPPF, with Local Planning Authorities advised to apply a sequential test to planning applications that are not in an existing centre and not in accordance with an up-to-date local plan. Applications for main town centre uses should be located in town centres, then in edge of centre locations and only if such sites are not available should out of centre locations be considered. When considering out of centre locations, the NPPF advises that preference should be given to accessible sites that are well connected to the town centre. The application seeks outline planning permission for a hotel, the primary purpose for which is to provide tourist accommodation in support of cricket events at the hotel, and to help promote it as a national and international destination for cricket enthusiasts. Out of the cricketing season the hotel is being promoted as a high class facility in an attractive rural location. The Design and Access Statement also promotes the hotel as facilitating the establishment of a cricketing academy at the ground to provide facilities for both local and visiting players. A key objective of the Core Strategy is to promote economic development, and one of the areas for achieving this aim is through the promotion of tourism and related projects. The study Hotel Futures a Review of Hotel Performance and Future Development Strategy (2005) is a background paper to the Core Strategy, this document identifies attracting investment in new hotel development as a key priority for the Island. The main objective of the proposal is to provide a high quality hotel to support cricketing venue, as well as offering links to Newport and associated businesses. Although in outline format, the supporting plans show that the proposal is capable of delivering a high quality form of tourist accommodation which would also offer a niche market in terms of the links to the cricketing venue. The potential investment to deliver a high quality hotel would assist in supporting helping to support the local economy, through the provision of up to 60 permanent jobs, with a knock-on effect for local suppliers. Thus in principle such a development is in accordance with the aims of Policies SP1 and SP4 of the Core Strategy.

6.4

6.5

6.6

6.7

22

6.8

The strategic policies of the Core Strategy highlight the use of appropriate land to deliver sustainable development and prioritise the use of brownfield sites. Whilst the site is within the Newclose Cricket Ground, it is currently a grassed area which is only utilised for overspill car parking and thus constitutes a greenfield site. The supporting Design and Access Statement seeks to promote the site as the only site available to deliver the key objective of the project in terms of promoting the links with the cricket ground to provide a first class venue attracting investment and the development of the facilities to international standards. Officers note the strong links of the proposal to the cricketing venue, and acknowledge the objectives and ethos behind the hotel are unlikely to be achieved on another site within the settlement boundary. The site is located in relatively close proximity (2 km) from Newport Town Centre with a frequent bus service (every 15 minutes during the day) to / from the town centre. It is noted that the applicant is seeking to improve sustainable transport measures through the provision of a new footpath link from the bus stop into the site, a pedestrian / cycle link for hotel guests to the adjacent footpath / cycle way running alongside the western boundary of the site, and also the offer to dedicate a footpath link from the A3020 to the adjacent cycle way as a public right of way to provide connectively in this area. Officers also note the objectives of the NPPF to direct main town centres towards town centre locations, where these are not in accordance with the policies of an up-to-date local plan. In considering the principle of the proposed development, Officers acknowledge that the site is not a brownfield location within or adjacent to the settlement boundaries of defined settlements, or indeed a town centre location. However the scheme would result in economic benefits in providing substantial investment into the local economy in terms of job creation, as well as the delivery of a high quality tourism facility associated with the cricketing venue, which would not be achievable on any other site on the Island, including town centre locations. As highlighted above, the site is in close proximity to Newport and is easily accessible to the town centre by sustainable modes of transport other than the private car. From the discussion above it, therefore on balance Officers conclude that the principle of this development is one which should be supported in line with the aims of Policies SP1 and SP4 of the Core Strategy to provide a high quality niche tourism facility. Thus it is considered that the proposal is in accordance with policies of an up-to-date local plan, and thus a formal sequential test is not appropriate in this instance. Siting and Visual Impact within the Landscape. The application is in outline format, with layout and scale put forward for detailed consideration as part of this application. Indicative drawings have been provided to support the application which show a 60 bedroom hotel of a classical design with entrance portico, projecting bay features, sliding sash windows and a hipped slate roof behind a stone copping parapet. External appearance and landscaping would be put forward for future consideration through a separate application for the approval of reserved matters.

6.9

6.10

6.11

The submitted plans show that the hotel would be three storeys in scale with a hipped roof and is shown to be sited to the north of the existing Newclose cricket ground, clubhouse and car parking area. The main faade of the hotel would face south over a car parking area constructed of permeable pavers, with a service area to the south. A terraced area would be provided to the north of the hotel with aspect over a tennis court which is proposed in the northern corner of the site. The application site is not situated within the Isle of Wight Area of Outstanding Natural Beauty (AONB) the boundaries lying to the east of St Georges Lane incorporating Pan Down around 600 metres to the east and Marvel Lane / Nunnery Lane around 400 metres to the west. The AONB Partnership has commented that

6.12

23

the site appears in views to and from the AONB, in particular from public footpath A38 as it leaves the woodland on the western side of St Georges Down. The Partnership expresses concern over the height and mass of the hotel in terms of introducing a new and dominating structure into views of the wider landscape, and consider that there may be scope to minimise the impact on the setting of the AONB by through a lower building and appropriate landscaping. 6.13 The siting for the proposed hotel is shown to be on an area of open land to the north of the cricket ground. A site inspection has informed that from the A3020, this land is viewed as forming a part of the cricket ground complex, separated from the ground and clubhouse by the access road. The submitted plans show sections and ground levels through the site, showing that the hotel would be sited at a ground level approximately 2.5 metres lower than the adjacent road. Sections through the site have demonstrated that views of the proposed hotel from vehicles on the northbound carriageway would be screened by the existing hedgerow, with views of the roof gained from the southbound carriageway. Views of the building from the cycle way to the west of the site would be screened by the existing woodland area. For these reasons, Officers consider that a building of the scale and massing indicated would be visually acceptable within the landscape. A single tennis court would be provided in the northern corner of the site. The submitted plans show this would be sited around 2.5 metres lower than the adjacent road. With the existing hedgerow screening, any screen fencing around the tennis court would be a lower level than this hedgerow, thus would not be prominent in the landscape, and thus considered to be visually acceptable. Officers note the comments from the AONB Partnership and have viewed the site from St Georges Lane, which forms the boundary of the AONB to the east. Informed by the site inspection, Officers note that due to existing vegetation, the number of viewpoints to the site from St Georges Lane is limited to a few short sections along this lane. From these locations the site is viewed in context with other built forms along the valley (such as the existing clubhouse building and dwellings fronting the A3055) thus the views from / across the AONB are already affected to some degree by existing development. In discussion with the AONB Partnership it is understood that their concern relates to views across to the AONB to the west of Marvel Lane when descending from St Georges Down. Having walked Footpath A38, Officers note that views from this footpath are restricted due to its sunken nature, and vegetation cover. Views of the site on exiting footpath from the woodland adjacent to Standen House are restricted by existing vegetation and the local topography. Therefore Officers conclude that whilst the site may be viewed from short sections of the AONB along St George's Lane itself, the view already contains built forms of development along the valley, and therefore it is unlikely that the development would result in significant visual harm to the setting of the AONB. For these reasons Officers consider that the siting and scale of the proposal would be acceptable within the landscape and would not have a significant adverse impact on the character and appearance of the nearby Area of Outstanding Natural Beauty. The proposal is considered to be in accordance with the aims of Policies SP5, DM2 and DM12 of the Island Plan Core Strategy. Impact on the Amenities of Occupiers of the Neighbouring Properties There are no properties directly adjacent to the boundaries of the application site. The nearest residential dwellings to the proposed hotel is West Standen Lodge, and nearby Appletree Cottage and Chestnut Lodge, which is located approximately 70 metres from the proposed building and separated from the site by the A3020. The nearest properties are then over 200 metres from the site. Given the significant

6.14

6.15

6.16

6.17

24

separation distance from the hotel to the closest neighbouring properties, separated by a busy main road and consequential vehicles noise, the proposal is not considered to have a direct adverse impact on the amenities for occupiers of these neighbouring properties. 6.18 The Councils Environmental Health Officer has raised no objection to the proposed development on grounds of noise, disturbance, fumes or odour. The Environment Agency has raised no objection to the application as submitted. For these reasons it is considered that the proposal is in accordance with the aims of Policy DM2 of the Core Strategy and Government advice contained within the NPPF. Impact on Trees. To the west of the application site is a tree belt which is also designated as a Site of Importance for Nature Conservation (SINC). Therefore an assessment is required in terms of the likely impact of the proposed development on the health of the trees within the SINC. 6.21 From an Officer site inspection it was clear that the canopy of the trees within the SINC had not been plotted accurately on the original plans, thus revised plans were submitted correcting this error. Following the receipt of the revised plans the Councils Tree Officer has confirmed that the footprint of the buildings or hard-surfaces would not extend into the tree canopy of this woodland area, as such the impact on these trees is considered to be acceptable. The Tree Officer highlights that the SINC is a wet woodland area, which relies on water runoff from the site, thus surface water should be redirected into the woodland. The Tree Officer concludes that the health of the surrounding woodland could be satisfactorily assured though the agreement of an arboreal method statement and protective fencing during construction, which should also include protection of the roadside hedge. For these reasons the proposal is considered to be in accordance with the aims of Policy DM12 of the Core Strategy. Impact on Ecology The woodland area to the west of the application site is designated as a Site of Importance for Nature Conservation (SINC). The Councils Senior Ecology Officer highlighted that the biodiversity of this area depended on the flow of surface water into it from the surrounding land. The applicant has confirmed within the submitted Drainage Strategy that the parking areas would have permeable surfaces, thus allowing the percolation of water into the SINC to remain as existing. Surface water from the hotel building would need to be redirected into the SINC. If these measures are undertaken, the Senior Ecology Officer has confirmed that the impact of the development on the SINC would be acceptable. 6.24 For these reasons the proposal is considered to be in accordance with the aims of policy DM12 of the Core Strategy. Impact on Heritage Assets. The application site is within an area of high archaeological potential, thus has been supported by a Heritage Statement assessing the impact on archaeological heritage. 6.26 The Councils Planning Archaeologist has commented that the application for the development of the approved cricket ground was supported by extensive pre-application evaluation trenching to geological depth which identified a Palaeolithic

6.19

6.20

6.22

6.23

6.25

25

river terrace sequence at a depth of 4 metres. No archaeological remains were discovered from this period. Two later cut features of limited interest were identified and could be described as being of local importance. The results of the investigation concluded the area to be of limited archaeological potential. 6.27 In light of this previous evaluation, the Planning Archaeologist concludes that whilst the proposed development would result in a significant ground impact, this would be in an area which has been demonstrated to be of low archaeological potential. Therefore the combination of high impact and low potential of the site suggests that the application does not require archaeological mitigation and advises that the application can proceed without further archaeological advice. For these reasons the proposal is considered to be in accordance with the aims of Policy DM11 of the Core Strategy and Government advice contained within the NPPF. Vehicular Access and Parking Arrangements. Access has been put forward for detailed consideration as part of this planning application. Newclose Cricket Ground is served via a vehicular access from the A3020 which incorporates a right turn land for vehicles travelling in a southerly direction. The access leads to a gravelled access within the site which has a sharp left hand bend leading into the application site. The submitted plans show that the access would split with the proposed hotel development served via a new internal access road, leading to a parking area for 100 vehicles. Vehicular access is also shown passing the western side of the hotel leading to a service area to the west of the hotel. The Highways Engineer has commented that the proposal would utilise the existing access serving the cricket ground off the A3020 (Blackwater Road) which is an A classified road that is covered by a 40mph speed in the vicinity of the access. The junction was constructed with 4.5m x 120m visibility splays in order to accommodate the cricket ground and as such the required visibility splays remain in place to serve the proposed development. The Highways Engineer has confirmed that the existing junction is suitable to serve both the cricket ground and the increased traffic movements associated with the proposed hotel. The access road serving the hotel and cricket ground has a minimum width of 7 metres and is therefore wide enough to enable safe passage of vehicles. There is adequate width for the roads within the car park and leading to the service area for vehicles to pass and adequate turning space has been provided for service vehicles to turn. In terms of accessibility by sustainable means of travel, the applicant has confirmed that an internal access route for pedestrians and cyclists would be provided for hotel residents along an existing track running around the rear of the cricket ground, to enable guests to access the Newport to Sandown cycle track. In addition, the applicant is proposing to introduce a new footway to the site frontage from the bus stop on the western side of Blackwater Road and the site entrance. The Highways Engineer supports these measures and has advised that these should be controlled through a condition. It is noted that the verge in which the footway would be constructed forms part of the adopted highway and as a result the applicant will be required to enter into a Section 278 Agreement with the Isle of Wight Council. The submitted plans show the provision of 100 visitor spaces (including 4 disabled spaces) to serve the hotel, as well as 7 spaces for staff and a service yard to the west of the building. The hotel would have 60 bedrooms, thus there would be over 1 space per bedroom. This would appear to be excessive for the hotel itself, although

6.28

6.29

6.30

6.31

6.32

6.33

26

it is noted that these spaces are also proposed to be dual purpose in providing parking for the associated cricket ground, since the land is currently used as overspill parking. It is noted that the Council has not adopted any parking standards (SPD) to supplement policy DM17 of the Core Strategy. For these reasons the number of spaces proposed is considered to be acceptable, and would not result in any off-street parking pressure. 6.34 The submitted plans also show that the land to the west of the Medina would be utilised as overspill parking during occasional events. The applicant has confirmed that this land would be accessed via the main site entrance on Blackwater Road, then along the track to the rear of the pitch and across the pitch into the fields to the west of the cycle track, with vehicles controlled through marshals. Existing field gates into Marvel Lane and Sandy Lane could be used for exits if required. The views of the Highways Engineer have been sought, and he has advised that the Marvel Lane / Sandy Lane routes are poor in terms of visibility and would not advocate increase in the use of these roads or the Blackwater Hollow junction. Members should note that this land is shown to be within the blue line application area (as opposed to the red line area) and therefore does not form a formal part of this application. The applicant has confirmed that the overflow would be used on around 4 6 occasions per year. Such parking would thus be undertaken under the 28 day rule for the use of land under Part 4 of the Town and Country Planning (General Permitted Development) Order, and is not therefore subject to the control of the Local Planning Authority. Therefore in the event of a recommendation for approval, it is suggested that an informative to the applicant is included to any permission, advising that the applicant liaises with Island Roads to discuss the most suitable means to access the overspill parking area. To conclude the Highways Engineer has no objection to the proposal, subject to the imposition of conditions in the event of a recommendation for approval relating to; provision of footpath links, provision of car parking and wheel washing for construction vehicles. For these reasons the proposed development is considered to have an acceptable impact on the highway network in accordance with the aims of policies DM2 (Design Quality for New Development), DM13 (Green Infrastructure), DM17 (Sustainable Travel) and SP7 (Travel) of the Island Plan Core Strategy. Public Rights of Way The Councils Public Rights of Way Officer has requested that the applicant makes the existing informal footpath to the south of the cricket pitch available for use by members of the public in order to provide a link between the cycle track and public footpath A38. 6.38 The Highways Engineer acknowledges the benefits of providing this link, although expresses concerns that this would not result in a safe crossing point of the A3020 for pedestrians due to poor visibility to the south. Sufficient visibility or a pedestrian island crossing point could not be provided within the limit of the adopted highway and the land within the applicants control due to the poor visibility and potential carriageway widening required to accommodate a pedestrian island and the associated lining. Officers consider that there would be significant planning gain for the provision of this footpath link which would complete a link from St Georges Down to the cycle track. It is noted that this link is open as a permissive path for the Walk the Wight event, although marshalled due to the highway crossing. A site inspection has confirmed that there is poor visibility in a southerly direction, and this is a necessity due to the

6.35

6.36

6.37

6.39

27

speed and volume of traffic on this main road. The requisite visibility splays could only be achieved by cutting back the hedgerow to the south, which is in the control of a third party. The applicant has confirmed that he is willing to make this link available as a public footpath, although there is a balance to be met between the benefits of this provision and the highway safety concerns. The visibility issues have not been resolved to the satisfaction of Island Roads, thus Officers are not in a position to make the provision of this footpath a requirement of the development due to safety concerns. However, in the event of a recommendation for approval, it is recommended that a condition is imposed requiring the route of this footway to be safeguarded and made available to the Councils Rights of Way Team for the provision of a public footpath, should they be able to negotiate with third parties the provision of acceptable visibility. 6.40 Flood Risk It is noted that the adjoining Ward Member has expressed concerns about the site being within the flood plain with the associated flood risks. The application is supported by a Flood Risk Statement which states that the site is located in Flood Zone 1 where there is no risk from fluvial flooding. The Councils flood risk maps show that site for the built form of proposed development is within Flood Zone 1, which is land identified by the Environment Agency as being at the lowest risk of flooding. The route of the service road along the western side of the development would be within Flood Zones 2 and 3, although this is not a vulnerable land use. Advice in the NPPF and Policy DM14 of the Core Strategy direct development towards sites with the lowest risk of flooding, therefore the development is in accordance with this planning policy guidance. Members should also note that Officers recommend that a condition be imposed on any permission granted requiring the agreement of details for the disposal of surface water from the site. 7. 7.1 Conclusion The application site constitutes a greenfield site within the Wider Rural Areas. The proposal would deliver a substantial investment into the local economy to deliver a high quality tourism facility linked to the cricketing venue which would not be achievable on any other site on the Island. Thus Officers conclude that the principle of this development is one which should be supported in line with the aims of Policies SP1 and SP4 of the Core Strategy to provide a high quality niche tourism facility. Officers are satisfied that the proposed hotel would be of an acceptable siting and scale within the landscape, and would be unlikely to have a significant impact on the setting of the landscape features of the Isle of Wight Area of Outstanding Natural Beauty. The proposal is not considered have any significant adverse impact on the amenity for neighbouring occupiers. The Highways Engineer has confirmed that the access and parking arrangements are considered to be satisfactory. The Councils Senior Ecology Officer and Tree Officer have confirmed that the impact on the trees in the adjacent woodland area would be acceptable. 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.

7.2

7.3

8. 8.1

Recommendation Conditional permission.

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9. 9.1

Statement of pro-active working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way:

The IWC offers a pre application advice service. Updates applicants/agents of any issues that may arise in the processing of their application and suggest solutions where possible. In this instance;

The applicant was provided with pre-application advice. The applicant was updated with progress of the application. Further information was sought from the applicant to clarify issues raised during the consultation process.

Conditions/Reasons: 1 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission. The development hereby permitted shall be begun before the expiration of 2 years from the date of approval of the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended) and to prevent the accumulation of unimplemented planning permissions. 2 Before any works or development hereby approved is commenced on site details relating to the appearance and landscaping of the site shall be submitted to, and approved by the Local Planning Authority. These details shall comprise the reserved matters and shall be submitted within the time constraints referred to in condition 1 above before any development is commenced. Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 of the Town and Country Planning Act 1990 (as amended). 3 The development hereby permitted shall only be carried out in complete accordance with the details shown on the approved plans numbered; 11-2012.T1 and 11-2012.5. Reason: For the avoidance of doubt and to ensure the works are compatible with the amenities of the area and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 4 No development shall take place until an Arboreal Method Statement has been submitted to and agreed in writing by the local planning authority detailing how the potential impact to the trees in the woodland area and the roadside hedgerow will be minimized during construction works and showing the positions of protective tree fencing as required by condition 5. The agreed method statement will then be adhered to throughout the development of the site. Reason: To ensure that the high amenity trees and hedgerow to be retained are adequately protected from damage to health and stability throughout the construction

29

period in the interests of the amenity in compliance with Policy DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy. 5 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. Such fencing shall conform to the following specification: Barrier 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. 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. 6 No development shall take place on site until details for the disposal of surface water from the site has been submitted to, and agreed in writing by, the Local Planning Authority. Development shall be carried out in accordance with the agreed details. Reason; To ensure the satisfactory disposal of surface water from the development so that surface water reaches the adjacent woodland designated as a Site of Importance for Nature Conservation, and to comply with Policies SP5 (Environment), DM2 (Design Quality for New Development) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy. 7 No development shall take place until details of the materials for use in the provision of the hard surfaced areas (footways / access roads and vehicle parking areas) have been submitted to, and agreed in writing by, the Local Planning Authority. These areas shall be constructed using permeable materials. Development shall be carried out in accordance with the agreed details. Reason; In the interests of the visual amenity of the area, to ensure that surface water reaches the adjacent woodland designated as a Site of Importance for Nature Conservation, and to comply with Policies SP5 (Environment), DM2 (Design Quality for New Development) and DM12 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy.

30

No development shall take place until details for the installation and use of wheel cleaning facilities for construction traffic to prevent material being deposited on the highway have been submitted to, and agreed in writing by, the Local Planning Authority. Development shall be carried out in accordance with the agreed details. Should any material from the site be deposited on the highway it 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.

No development shall take place until full details of a scheme to introduce a footway between the site junction and the existing bus stop to the south of the access have been submitted to, and approved in writing by, the Local Planning Authority. These details shall include hard surfacing materials. The development shall not be first occupied until the footway has been constructed in accordance with the approved details. Reason: In the interests of highway safety and to provide adequate pedestrian access to the site and to comply with policies DM2 (Design Quality for New Development) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

10

The hotel building hereby approved shall be not be first occupied until space has been laid out and surfaced in accordance with the details shown on drawing number 11-2012.T1 plans for cars and bicycles to be parked and for vehicles to be loaded and unloaded and for vehicles to turn so they may enter and leave the site in forward gear. The space shall thereafter not be used for any other purpose than that approved in accordance with this condition. Reason: To ensure that sufficient vehicle parking and turning is provided within the site in the interests of highway safety and to comply with policies DM2 (Design Quality for New Development) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

11

The route of the footway shown on Drawing No IWC 1, attached to and forming part of this planning permission, shall be safeguarded from development and shall be made available to the Councils Rights of Way Team for designation as a permanent public right of way, in the event a safe route can be provided for this right of way. Reason; To provide a public footpath link between footpath A38 and the cycleway to the west of the development in the interests of linking the wider public rights of way network and to accord with the aims of Policies SP7 (Travel), DM13 (Green Infrastructure) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

12

The use of the building hereby approved shall be limited to hotel uses falling within Use Class C1 (Hotels) of the Town and Country Planning (Use Classes) Order 1987 or any re-enactment thereof. Reason; The Local Planning Authority would wish to give further consideration of the use of the development for any other purpose and to comply with Policies SP1 (Spatial Strategy) and SP4 (Tourism) of the Island Plan Core Strategy.

31

13

The hotel hereby approved shall not be first occupied until a footpath / cycle path link has been provided from the application site to the public cycleway running to the west of the site, in accordance with details which have been submitted to and agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed details and retained thereafter. Reason; To secure the provision of a pedestrian and cycle link to the Public Right of Way in the interests of improving the sustainable travel options for occupiers of the development and to comply with Policies SP7 (Travel), DM13 (Green Infrastructure) and DM17 (Sustainable Travel) of the Island Plan Core Strategy.

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450000E

450250E

450500E

450750E

451000E

87500N

87500N

33
450250E 450500E 450750E 451000E

87250N

87250N

87000N

87000N

450000E

Scale 1:4500 P/00763/13 - TCP/02068/W Newclose County Cricket Ground, Blackwater Road, Newport, PO30 3BE

03

Reference Number: P/01211/13 - TCP/30821/A Parish/Name: Newport - Ward/Name: Newport North Registration Date: 17/12/2013 - Reserved Matters Officer: Russell Chick Tel: (01983) 823552 Applicant: Uavend Investments LLP Demolition of buildings/structures; approval of reserved matters following outline consent for infrastructure improvements, additional units of holiday accommodation, marine industrial units, hotel/bar and restaurant, management and security facilities; associated boatyard and repair facilities (Additional information relating to access, landscaping and the phasing of the development)(additional plans received to show area of highway to be altered)(further readvertised application)(Revised plans relating to lower roof heights for proposed buildings) Island Harbour Marina Ltd, Mill Lane, Binfield, Newport, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION The Local Ward Member has raised concerns in respect of the phasing of the development and highway safety and as a result, has requested that the application is considered by the Planning Committee.

MAIN CONSIDERATIONS Principle of the proposed development Key issues for consideration Whether the design and appearance of the development would be acceptable in relation to the pattern and character of development in the surrounding area Impact on neighbouring properties Ecology and flooding Highway Considerations Parking Rights of way Other matters

1. 1.1.

Details of Application On 25 October 2011 the Council granted outline planning consent for 118 units of holiday accommodation, three marine industrial units, a marine retail building, a building to provide a restaurant/ bar/ office/ yachtsmens facilities, boat storage racks and external storage areas and improvements to the junction of Mill Lane and Fairlee Road. The outline planning application considered matters relating to access, layout and scale with appearance and landscaping to be considered at the reserved matters stage of the application. When originally submitted the application included a hotel and key workers accommodation. These two elements were removed from the outline planning application and do not benefit from consent.

34

1.2

The application now submitted seeks permission for the reserved matters, these being appearance and landscaping. The submitted plans show the proposed development in detail and show that the holiday units would be arranged as 24 cottages of which 15 would include two bedrooms and 9 would include three bedrooms. A further 94 apartments would be provided and these would include 74 two-bedroom units, 19 two-bedroom penthouses and 1 three-bedroom unit. The proposed apartments would be located within the western side of the application site and arranged around an area of open space that would include a childrens play area. The apartments would be split into two terraces of three, five pairs and three single blocks. The terraced blocks would measure 39m in length, the pairs would measure 26m and the single blocks 13m. All blocks would measure 12m in depth, 5.2m in height to eaves level and 11m in height to the ridge of the roof. The apartment blocks would have a simple rectangular footprint and comprise gabled roofs. Elevations would be finished with red brick, timber boarding and include large areas of glazing and balconies. The proposed holiday cottages would be arranged in a square at the eastern side of the site and adjacent to Mill Lane. The square would include three terraces comprising mainly two-bedroom cottages, three pairs of three-bedroom cottages and two single three-bedroom units. The proposed terraces would measure 33m, 19m and 24m in length. The proposed three bedroom properties would measure 9.5m in depth with 2.4m deep dividing screens between each property on the front elevation and 1.4m deep screens to the rear. The cottages would measure 5m in height to eaves level and 9.5m in height to the ridge of the roof. The two bedroom cottages would measure 9.9m in depth with 1.2m screens between cottages to the front and rear, 4.8m in height to eaves level and 9.3m in height to the ridge of the roof. The two and three-bedroom cottages would follow a similar design theme, with simple rectangular footprints, gabled roofs and elevations finished with brick and timber boarding. Elevations would include large areas of glazing with balconies at first floor level to the front and rear. The three bedroom cottages would include accommodation within the roof space and as a result, would comprise a dormer window within the front elevation and a smaller version within the rear. Three marine industrial units would be provided to the west of the proposed holiday apartments, within the existing boat storage area at the site. The units would be arranged as a pair and one single building. The pair of units would measure 45m in length while the single unit would measure 20m in length. All units would measure 13m in depth, 5.5m in height to eaves level and 11m in height to ridge of the roof. The units would have a simple appearance, with brick elevations, gabled roofs and roller shutter doors in front elevations. The units would face onto a re-configured boat storage area that would include two boat storage racks. The yard would include space to store 111 boats and racks would allow for the storage of 55 boats. A new marine retail building would be located adjacent to the existing marina dock and would include seven units, one to function as a food sales area for visitors to the site. The building would measure 70m in length, 12m in depth, 4m in height to eaves level and 8.8m in height to the ridge of the roof. Six of the retail units would comprise an internal floor area that would measure 5.5m in width and 11.5m in depth. The larger retail unit would comprise an internal floor area that would measure 36.5m in width and 11.5m in depth. All units would be conditioned to be used for marine retail purposes as required by the outline planning consent. The building would follow the design theme of the holiday units, comprising brick and timber boarding for elevations, a seemed gabled roof, dormer windows and a simple rectangular footprint.

1.3

1.4

1.5

1.6

1.7

35

1.8

The final built element of the scheme would be the restaurant building, to be located adjacent to the river Medina and at the western edge of the application site. The submitted plans show that the building would comprise a two floor restaurant, new showers, changing rooms and toilets for visitors to the site and a harbour masters office. The building would occupy the site of the historic East Medina Mill and its form has been designed to reflect the former mills appearance. The building would have a simple rectangular footprint, with a mansard style roof, brick and timber boarded elevations, large glazed areas and balconies at first floor level. The building would include an underpass at ground floor level, which would allow a public footpath to pass under the building. The building would measure 42m in length, 13.5m in depth, 6.5m to eaves level and 11.4m to the ridge of the roof. The development would also include improvements to the existing junction between Mill Lane and Fairlee Road. The plans approved through the outline planning application showed a 80m right hand turn lane for southbound traffic (traffic from East Cowes/ Ryde). This would require works to widen the existing Fairlee Road carriageway in order to provide three lanes and a traffic island. The site would include a total of 299 car parking spaces. The application includes a detailed landscaping scheme, that shows areas of open space, tree, hedge and shrub planting. This is supported by a Landscape Management Plan. Location and Site Characteristics The application site is located to the north of Newport and on the eastern side of the River Medina and to the north-west of Fairlee Road. The site is accessed from Fairlee Road via Mill Lane, which is a metalled road. The site is also accessed from the Medina by boat via lock gates situated in the south-western corner of a marina basin. The area of land within the holding is substantial and currently includes total of 96 yachtsmens cottages that date from the late 1980s. There are 48 original late 1980s cottages located within the centre of the site and a further 48 modern holiday homes that date from the mid 2000s, some of which are located on a pier that extends into the marina. These properties are located on the northern side of the access road, with a large marina basin and lock to the west. To the south of the lock and adjacent to the river is a harbour office and to the south of that is a large boat storage yard. To the east of the storage yard are a marine industrial unit and restaurant. There is also a detached house located adjacent to the access road to the site, known as Tide Mill House. This property dates from the late 18th Century and is a Grade II Listed Building. At the western extent of the site and abutting the river Medina is the derelict hull and remaining superstructure of The Ryde, a paddle steamer that had once been used as a nightclub. Land to the east, south and south-west of the site is predominantly agricultural as is the land on the north side of the existing harbour. The land surrounding the site falls gently from east to west, forming part of the Medina Valley basin. The access road to the site, Mill Lane, is a comparatively narrow but metalled highway. The lane runs from the south western extent of the site and links with Fairlee Road to the east. The lane is approximately 600 metres in length and also forms a public footpath (footpaths 120 & 121). To the east of the site is a further public footpath that runs between Newport and East Cowes (footpath 122). The footpath crosses the western side of the marina lock.

1.9

1.10

2. 2.1

2.2

2.3

2.4

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3. 3.1.

Relevant History TCP/14525/S 96 yachtsmens cottages and flats, 96 marina berths and 128 car parking spaces Granted planning permission in October 1988. This permission was subject to a Section 52 agreement which required: A register of occupiers That persons occupying any of the units own a boat or boats which are permanently moored or who have hired a boat or boats permanently moored in the marina A timeshare accommodation should not be occupied more than eight weeks in any 52 week period by any person or persons Units which are sold can be occupied for 42 weeks in any 52 week period The provision of a public slipway A maintenance schedule for the site.

3.2

TCP/25521 Proposed terrace of seven houses for holiday purposes Granted planning permission 17th May 2004. There was no legal agreement but conditions applied included limiting occupation to holiday use only; requiring a berth or mooring spaces as properties were completed before occupation restricting the berths to the relevant unit and requiring the harbour to be dredged to a specified depth. P/01047/04 TCP/26385 48 holiday homes with associated car parking, garages and landscaping with associated 76 marina berths Granted planning permission 24 April 2006 subject to Section 106 agreement. These 48 dwellings represented a redesigned second phase of the scheme and did not increase the numbers above the 96 originally permitted. The Section 106 agreement required: Limiting occupation of the dwellings to holiday use only. Provision of a register of occupants of the dwellings. Provision of a register of individual berths. Maintaining each and every holiday unit with a dedicated marina berth, the berth to be provided and operational prior to the occupation of its holiday unit. The safeguarding of the biodiversity value of the adjoining SINC.

3.3

Conditions also required dredging, removing of permitted development, the maintenance of the development in an open plan form without individual enclosures, landscaping and details of a scheme of maintenance for existing flood defences. 3.4 P/00255/08 TCP/21713/K - Demolition of buildings/structures; outline for development comprising infrastructure improvements, additional units of holiday accommodation, marine industrial units, hotel/bar and restaurant, management and security facilities; associated boatyard and repair facilities Granted planning permission 25 October 2011. The planning permission was subject to a legal agreement that required: An up to date holiday register to be maintained and to be available to the Council for inspection Submission of a boat storage master plan for approval by the Council prior to development Submission of a highway scheme relating to the junction of Mill Lane and Fairlee Road for approval by the Council and then implementation of the approved scheme prior to occupation of the development Submission of a green way route for approval by the Council and then implementation of the agreed scheme prior to the occupation of the

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development The submission and agreement of a nature conservation monitoring protocol Restriction of outdoor events within agreed areas of the site between 1 November and 1 March in any year Adherence to construction practices and mitigation set out within the accompanying Ecological Assessment

4. 4.1.

Development Plan Policy National Planning Policy National Planning Policy Framework (NPPF) constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration 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 peoples quality of life, including (but not limited to): making it easier for jobs to be created in cities, towns and villages moving from a net loss of bio-diversity to achieving net gains for nature replacing poor design with better design improving the conditions in which people live, work, travel and take leisure and widening the choice of high quality homes

Section 3 of the NPPF states that planning policies should support economic growth in rural areas in order to create jobs and prosperity. 4.3 Local Planning Policy The application site is located outside of a defined settlement boundary but within the Medina Valley Key Regeneration Area. 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 States that economic growth on the Island will be focussed upon employment, retail and high quality tourism and that development will be primarily located in the Key and Smaller Regeneration Areas. SP4 Tourism States that the Council will support sustainable growth in high quality tourism proposals. The policy states that proposals for tourism related development should utilise the unique characteristics of the historic and natural environment and that the Council wishes to see the Island become an all year round tourism destination. SP5 - Environment Offers support for proposals that protect, conserve and/or enhance the Islands natural and historic environments, and to protect the integrity of international, national and local designations.

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SP7 - Travel - Offers support for proposals that increase travel opportunities and provide alternative means of travel to the car. Development proposals should not negatively impact on the Islands strategic road network, or the capacity of lower level roads to support the proposed development. AAP1 Medina Valley States that the Council wants to see the Medina Valley strengthen its position as a focal point for residential and economic growth on the Island. 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 States that the Council will, in principle and in line with National Policy, support proposals for rural economic opportunities. DM11 Historic and Built Environment States that the Council will support proposals that positively conserve and enhance the special character of the Islands historic and built environment. 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. DM14 Flood Risk States that the Council will expect development proposals to reduce the overall and local risk of flooding on the Island and that development proposals should meet the aims and objectives of the Councils Strategic Flood Risk Assessment. DM17 Sustainable Travel Supports proposals which increase travel choice and reduce the reliance on the private car.

5. 5.1

Consultee and Third Party Comments Internal Consultees The Councils Ecology Officer has raised no objection to the proposal and has noted that the original planning application for this site was subject to intense environmental scrutiny, given its sensitive location alongside of the Medina Estuary SSSI, a component of the Solent & Southampton Waters SAC / SPA / Ramsar site. On Natural Englands advice that the proposals constituted a likely significant effect upon the European sites, the application was subject to Appropriate Assessment which concluded that, subject to a raft of conditions, the proposals were unlikely to lead to adverse integrity on the European sites. On the assumption that this application seeks to gain reserved matter approval of only those items that were given approval in 2008, and that all the conditions relating to that approval are carried over, then there are no further comments.

5.2

The Councils Environmental Health Officer has assessed the information submitted in respect of contaminated land issues. This information has been submitted in part compliance with condition 30 of the outline planning permission. The Officer has

39

concluded that the information satisfies part one of the condition, which requires a risk assessment to be carried out in order to establish previous uses and potential associated contaminants. The Officer has confirmed that a further phase of site investigation could be carried out. 5.3 The Councils Rights of Way Officer has confirmed that the proposed development would not compromise the public footpaths that run through the site and has stated that the proposed covered walkway through the restaurant would be of sufficient height and width. The Rights of Way Officer has requested that measures are taken to reduce traffic speeds along Mill Lane, along which there is a public footpath. The Highway Engineer from Island Roads on behalf of the Highway Authority provided the following comments: Geometry The proposed development is accessed via Mill Lane, an unadopted road that forms a junction with the A3054 North Fairlee Road. In order to mitigate the increased use of the junction between Mill Lane and North Fairlee Road the applicant is proposing to implement the junction improvement works identified in Appendix B of the outline application P/00255/08 TCP21713/K granted consent in 2008. Initial concern was raised by this office that the proposed junction improvement works could not be delivered within the limit of the public highway or land under the control of the applicant. After extensive discussions with the IWC PFI Contract Management Team it has now been established that the scheme can be accommodated without the need for third party land. North Fairlee Road is covered by a 40mph speed limit. In accordance with design guidance set out in DMRB a junction adjoining a 40mph road should provide for minimum visibility splays of 101m in either direction when taken from a setback distance of 2.4m from the edge of adjoining carriageway. Speed data collected by the Isle of Wight Council in May 2011 (this was taken after the speed limit was reduced along this section of road) recorded 85th percentile speeds of 44mph in a northbound direction and 42mph 85th percentile speeds in a southbound direction. For completeness the visibility at the junction has been evaluated based on the 44mph speeds; therefore the required level of visibility is 118m. On review of drawing no 5013/104 and as a result of a site inspection the required level of visibility is achievable. The right hand turn lane as shown on the submitted drawings complies with design standards offering refuge for up to 8 large cars and is reflective of the layout approved at the outline planning stage. A refuge island is proposed to the south west of the junction that could be constructed to accommodate a crossing facility for both pedestrians and cyclists. It is highlighted that there are also a number of other technical details that would need to be resolved such as repositioning of street furniture and surface water drainage capacity. Should planning consent be granted the applicant will be required to enter into a Section 278 Highway Agreement with the Authority; as part of that process these outstanding requirements will be addressed. The proposed on site layout as shown on drawing no. 67 revision A complies with design guidance. The access roads enable the passage of two motor vehicles, the parking spaces comply with minimum size requirements and space has been provided within the site to enable service vehicles to turn so that they may enter and leave the site in forward gear.

5.4

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As Mill Lane is unadopted, to ensure that it is maintained in a suitable condition not to impact on the junction with North Fairlee Road it is recommended that a maintenance condition is imposed should this application be granted permission. Capacity / Traffic Impact The proposed junction improvements were considered to have an acceptable level of capacity to accommodate construction vehicles and the increase in movements to and from the new facilities when evaluated as part of the outline permission granted in 2008. The current application seeks to bring forward the same level of development. Accident Data On review of accident data, there have been no recorded accidents in the last 3 years within the vicinity of this site that are relevant to the proposal. Materials Consideration Any works undertaken within the limit of the adopted highway will need to be in compliance with the Isle of Wight Design Guide. Mitigation Measures / Offsite Improvements In order to improve the junction between Mill Lane and North Fairlee Road the applicant proposes to introduce a right hand turn lane within North Fairlee Road which will facilitate the increased use of Mill Lane and remove the standing vehicles from North Fairlee Road. Construction Impact In order to accommodate the construction traffic associated with the development, the junction improvements will need to be agreed and implemented prior to development commencing on site. Maintainability Assessment The proposals result in the conversion of the existing highway verge into footway and carriageway construction. Applicant Obligations The applicant is required to enter into a Section 278 Agreement with the Isle of Wight Council Highways Authority in order to bring forward the required offsite highway improvements. The applicant is required to make a formal application to Island Roads, St Christopher House, 42 Daish Way, Newport, Isle of Wight, PO30 5XJ, in accordance with the Town Improvement Clause Act 1987 Sections 64 & 65 and the Public Health Act 1925 Section 17 before addressing and erecting a property name / number or street name in connection with any planning approval.

41

Conclusion The proposals envisaged in this application have implications affecting the highway network and therefore in order to comply with policies DM2 (Design Quality for New Development), DM13 (Green Infrastructure), DM17 (Sustainable Travel) and SP7 (Travel) of the Isle of Wight Core Strategy I recommend the following conditions are imposed: 5.5 Works to upgrade the junction between Mill Lane and Fairlee Road Access for pedestrians and cyclists to be provided prior to occupation No building to be occupied until vehicle access has been provided No building to be occupied until parking has been provided Submission of a management plan relating to Mill Lane

External Consultees The Environment Agency has confirmed that they have no further comments to make.

5.6

Natural England raised no objection to the scheme and provided the following comments: Given that the scope of the current application does not relate to aspects of the development likely to have an impact on ecology or the wider environment, we have no specific comments to make. We do however note that some of the submitted plans still show a new jetty extending into the Medina, we would highlight that following our response to the previous outline application this element of the proposal was removed. The Appropriate Assessment previously undertaken with regard to these proposals recommended a number of conditions. Given the sensitive location of the development site Natural England would wish to be consulted on those discharge of conditions applications which relate to ecology and designated sites. Scottish and Southern Electric have raised no objection to the proposal but have advised that relevant Health and Safety Regulations should be adhered to during construction due to the presence of overhead power lines. Parish/Town Council Comments Whippingham Parish Council has raised no objection to the proposed development but has commented that traffic should not exit Mill Lane to the right due to highway safety concerns and that the public right of way that crosses the lock gates should be retained.

5.7

5.8

5.9

Newport Parish Council noted that the development benefits from outline planning consent and that the current application relates only to external appearance and landscaping. The Parish Council raised concerns in respect of the volume of traffic that would use the Mill Lane/Fairlee Road junction and commented on the hazards relating to the junction and that increased traffic related to the marina use and the construction of the development could exacerbate an existing problem. The Parish Council commented that they would need assurances that adequate land would be available to carry out the proposed improvements to the junction.

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5.10

Third Party Representations The Council has received eleven objections to the development, raising concerns that can be summarised as follows: Lack of updated information in respect of badgers Parking at the site should be moved away from the public footpath the aligns Mill Lane The proposed junction would not be in accordance with highway standards, the proposed right hand turn lane would not be long enough and would cause traffic hazards The junction should be moved further south to prevent accidents The widened highway junction would be overbearing and intrusive to nearby properties and result in a loss of privacy and pollution Vehicles would over hang the highway Drainage issues related to the highway Was the impact on the footpath network considered at the outline stage Mill Lane is too narrow for vehicles to pass The new units will result in congestion due to vehicles parking outside of them The site should be landscaped to minimise visual impact There would be too many buildings and this would harm flora and fauna Previously constructed holiday units are unsold Could the lock cope with the additional boats?

5.11

The Council has received an objection from the Isle of Wight Society which raises the following concerns: The proposed junction between Mill Lane and Fairlee Road would be inadequate The loss of the shower and toilet block between phase 1 and phase 6 of the development would create pressure for boats to dispose of sewage in the river The provision of up to six retail units would be excessive Access to the public slipway would be restricted There is no reference to external lighting Lack of parking spaces for the restaurant Would the restaurant building be used as a hotel in the future? Its height should be reduced A stream and pond have been left off the submitted plans

6.

Evaluation Principle

6.1

Outline planning permission was granted for this development on 25th October 2011, following the completion of a Legal Agreement and the consideration of the Planning Committee in July 2010. The outline planning application considered three matters; access, layout and scale. The time limit for the outline permission remains extant and the remaining matters (appearance and landscaping) are to be considered through this current reserved matters planning application. When the outline planning application was granted consent, the development was considered to be in compliance with the relevant development plan at that time, which was the Unitary Development Plan (UDP). That has since been replaced by the Island Plan Core Strategy. The development was considered to represent the

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completion of a master plan for the Island Harbour site, which had become and remains an established marina with associated yachtsmens accommodation. The site also includes well established employment development such as the existing boatyard and repair facility as well as a small restaurant that is aimed at serving the marina. 6.3 At the time of the outline application, Officers noted that the area of land related to the outline planning application was not allocated within the Unitary Development Plan for new development but that the additional tourism accommodation and marine related development would be acceptable and would represent the final phase of a master plan for the site. Officers note that since the determination of the outline planning permission that the Island Plan Core Strategy has been adopted. Policy SP1 of the Core Strategy sets out the overarching spatial approach to the location of new development on the Island and states that the Council will support development on appropriate land within or immediately adjacent to the defined settlement boundaries of the Key Regeneration Areas, Smaller Regeneration Areas and Rural Service Areas. In addition, policy SP4 of the Core Strategy states that the Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island. This approach builds upon the guidance contained within policy SP3, which states that economic growth on the Island will be focussed upon employment, retail and high quality tourism, primarily within the Key Regeneration Areas. While the application site is not within a defined settlement boundary, it forms a well established tourism marina within the Medina Valley Key Regeneration Area, with the benefit of outline planning permission. The proposed development would result in the provision of 166 on shore boat storage spaces and 118 units of tourism accommodation that would support the existing marina. In addition, the development would also deliver marine industrial units, marine retail units and a purpose built restaurant that would serve the marina and the Island as a whole. The development would also provide updated and permanent washing and changing facilities for visitors to the marina. This combination of facilities would provide a high quality tourism accommodation site, with necessary facilities for those visiting the site. In addition, information provided by the applicant has forecasted the number of jobs that could be provided at the site. Currently, Island Harbour employs 20 full-time members of staff, with 10 employed within the existing Richardsons Boat repair business and the remainder employed by the Harbour office and the Breeze Restaurant. The site employs one part-time lock keeper, increasing to three in summer months and a further fifteen part-time staff at the Breeze during the summer. The information predicts that the development would result in between 20 and 40 additional jobs at the site. This assessment is based upon employment densities issued by the Homes and Communities Agency. Up to 23 jobs could be provided by the three industrial units, 20 to 30 within the new restaurant/ yachtsmans facilities and office building and 9 jobs within the proposed marine retail units. It is considered that the predicted level of additional employment, when combined with the tourism benefits of the scheme, would result in significant economic benefits to the Island. Whilst these are predictions, they are based upon current and recognised Government guidance. Therefore, it is considered that the proposed development would support, expand and enhance the tourism offer at the site and provide a high quality destination for marine tourism while delivering a significant level of additional part and full time jobs. Given

6.4

6.5

6.6

6.7

6.8

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that the outline planning permission remains extant, that the site is within a Key Regeneration Area and on the basis of the economic benefits of the proposal, it is considered to be in accordance with guidance contained within policies SP1, SP3, SP4 and DM8 subject to the detailed considerations laid out within the remainder of this report. 6.10 Whether the design and appearance of the development would be acceptable in relation to the pattern and character of development in the surrounding area Policy DM2 of the Island Plan seeks high quality and inclusive design that would preserve and enhance the existing environment whilst allowing changes to take place. It states that development proposals will be expected to provide an attractive, functional, accessible, safe and adaptable built environment with a sense of place, optimise the potential of the site but have regard to existing constraints and complement the character of the surrounding area. In addition, policy SP5 states that development proposals will be expected to take into account the environmental capacity of an area to accommodate new development. 6.11 The outline planning application included a development strategy that set out the overall arrangement of buildings, their heights, the design approach and the range of uses. This showed that the proposed buildings would reflect the modern style and scale of recently approved holiday units within the northern section of the site. The development strategy showed that the proposed holiday units would be two or two and half storey buildings, that the marine retail units and boat storage racks would be single storey and that marine industrial buildings would include two storeys. The plans submitted as part of this reserved matters application show that the detailed design of buildings would comply with the scale and layout contained within the outline development strategy. At the time of the outline application, the Council concluded that the development would not result in a harmful visual impact from the Medina because the holiday accommodation would be set back from the river in a low lying area of the Island Harbour site. In addition, while the proposed caf building would be located adjacent to the river, it was considered to be an acceptable size and scale as it would replace an existing harbour office. Furthermore, it was noted that the proposed marine industrial units and boat storage areas would be located within an area of existing similar facilities. The detailed plans show that there would be three different styles of holiday units. Two and three bedroom holiday cottages would form a square within the eastern side of the site while a larger more spacious group of two and three bedroom apartments would be located to the west, with a large area of open space in the centre. The three styles of tourism accommodation would share a common modern design, with elevations comprising a mix of brick and timber cladding, metal framed windows and single ply seemed roofs. This would replicate the modern design approach adopted for the holiday units within the northern section of Island Harbour. In addition, the proposed balconies and large areas of glazing would combine with materials to add visual interest and result in a modern marine themed development that would appear in keeping within its surroundings. While modern in appearance, the proposed cottages would include elements to blend with the older yachtsmens cottages, such as gabled roofs simple footprints. Furthermore, the mix of styles would prevent repetition but the similarity in styling would provide a coherent overall development. The submitted plans show that the proposed marine retail, industrial and restaurant buildings would be a similar design to that adopted for the tourism units. Elevations would be finished with brick, roofs would be gabled and finished with seemed materials and in the case of the restaurant and retail units, elevations would include timber cladding and large areas of glazing. It is considered that the design approach

6.12

6.13

6.14

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for these buildings would break-up their scale and allow them to appear an acceptable design in relation to the remainder of the site. Moreover, the design approach would comply with that shown within the outline planning application and allow the different use types to read as one coherent development. 6.15 The proposed boat storage racks would be located within the south western corner of the site, close to the holiday units but with a large area of open space between. There would be space for the storage of boats at ground level within the remainder of the boat storage yard, which wraps around the south west section of the site in a loose L shape. The Officer site inspection showed that this section of the site is well screened but also currently used for boat storage. The yard allows direct access to the marina via a lock and moveable crane and this situation would not change. Given the existing use of this section of the site, it is considered that the boat storage yard and racks would have little impact on the surrounding area. The application site is located to the east of the river Medina and within a rural area that is characterised by enclosed farmland. The area is attractive and there are long views towards both Newport and East Cowes with gently sloping farmland between. While the landscape surrounding the application site is generally undeveloped, the site forms an established developed group. The proposed development would take place within an area of the site that is currently occupied by a marine industrial unit, restaurant, boat storage yard and lock. The area of the application site currently has an open and spacious feel and there are views from Mill Lane towards the river. The proposed development would result in a greater density of buildings and buildings of a larger scale compared to those currently within the application site. The Officer site inspection showed that there are three key locations from which the application site can be seen; the first is from the west on the western banks of the Medina, the second is from the north and in particular, from the East Cowes Road and finally from the east and in particular from Fairlee Road and Mill Lane. The site is not readily visible from the land to the south because of the tall Fir trees that align the southern boundary of the site. From the west the application site can be seen by persons travelling on the river and from the land to the west. From such locations the marina and existing buildings are visible but well established. The proposed holiday units and marine related retail and industrial units would occupy a low lying area of land and would not appear unduly prominent, instead blending with the existing holiday units and replacing existing facilities within the backdrop of tall trees and the gently rising landscape beyond. Officers note that the restaurant building would occupy a more prominent area of the eastern river bank. However, this area of the bank does comprise an existing harbour officer and it is noted that during the outline planning application, no objection was raised in respect of this building. Therefore, given that there have been no changes to the landscape during the intervening time since outline consent was granted, it would be unreasonable to raise objection to this element of the proposal. From the East Cowes Road (1km to the north) there are clear views of the existing Island Harbour development, from which it appears as a compact, modern marina. The site sits comfortably within a natural hollow and relates to the river. From here, the proposed development would extend the line of buildings in a westerly direction. However, the development would blend well with the existing buildings and marina and be viewed from distance within the backdrop of landscaping and Newport beyond. Therefore, the development would not be harmful when viewed from the north.

6.16

6.17

6.18

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6.20

The development is partially visible from Fairlee Road, which is 650m to the east of the site. From the road there are glimpses of the site between the trees and buildings that are in the foreground of vistas. The amount of screening offered by established trees belts and buildings such as Binfield Farm would restrict views to only the rooftops of the proposed buildings and such views would not be extended, but instead would be restrict to brief glimpses. Given the distance between the site and Fairlee Road and the screening between it is considered that the development would not appear harmful when viewed from the east. The submitted plans include a detailed landscaping plan for the site, which is accompanied by a Landscape Management Plan. The submitted plans show that there would be large areas of open space between holiday units that would be used for recreation. In addition, the plans show that semi-mature trees would be planted within areas of open space and alongside access roads. The Landscape Management Plan states that tree planting would provide a strong sense of place, enhance vehicular and pedestrian routes through the site and enhance the setting of holiday accommodation. It is considered that the open space would result in a spacious feel that would prevent the development from appearing urban and instead, more reflective of its rural setting. The proposed tree planting would combine with the areas of open space and shrubs and hedges to the front of properties to soften the appearance of the development and to allow it to blend with the older sections of the Island Harbour site. In addition, the areas of landscaping and open space would also provide space between the different proposed uses. Officers note that the site would comprise large parking areas, which would result in significant areas of hard standing. However, the parking areas would be located within the central areas of the site and thus, be screened by buildings and landscaping, preventing a harmful or urban impact on the surrounding countryside. It is considered that landscaping would soften the appearance of the parking areas around the holiday units and that further landscaping secured by condition, could soften the larger parking areas within the centre of the site. A member of the public has commented that details of external lighting have not been submitted. While this is noted, it is considered that a suitable lighting scheme could be agreed by condition. In conclusion, it is considered that the proposed design, scale and layout of the proposed buildings would provide an attractive development that would blend well with the existing tourism units at this site. The modern design and styling would complement the marine setting of Island Harbour and the proposed landscaping scheme and areas of open space would allow the site to reflect its rural setting. Given that outline planning permission has been granted for the development and that this reserved matters application directly reflects the approved plans, the overall design approach is considered to comply with the requirements of policies SP5 and DM2. It is also considered that the proposals would not have detrimental impact on Tide Mill House, a listed building. The impact of the development upon this property was considered during the outline planning application and given that the reserved matters reflect the outline permission, it is considered that the development complies with the requirements of policy DM11. Impact on neighbouring properties The application site is located to the south of the existing Island Harbour Marina, which includes 96 existing holiday units and yachtsmens cottages. Between the

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existing development and the application site are three detached houses that pre-date the Island Harbour Development. These are Tide Mill House, a detached Georgian era property, Claybrook Cottage and Great Luck. There is a pair of semi-detached cottages adjacent to the junction of Mill Lane and Fairlee Road, known as Binfield Cottages. 6.27 The proposed development would have a minor impact on Claybrook Cottage and Great Luck. These properties would be located between 27m and 70m from the proposed two storey elements of the holiday units and as a result, would not be harmed the development as a result of loss of light, outlook or privacy. Tide Mill House would be within 21m of the proposed holiday apartments to the south and within 10m of the smaller holiday cottages. However, the level of impact on this property would replicate that considered through the outline planning application, which was considered to be acceptable. As a result, it is considered that the proposed development would not compromise the living standards of occupants of nearby existing properties. Members of the public have raised concerns that the proposed works to the junction between Mill Lane and Fairlee Road could harm the amenity of Binfield Cottages as a result of noise and fumes. The cottages are located adjacent to Fairlee Road. Officers note that the properties would be within close proximity to the proposed highway works and that the development would result in an increase of traffic. However, this issue was not raised by the Council during the processing of the outline planning application and therefore it would not be reasonable to raise this as an objection to the current reserved matters application. In addition, it is noted that the Cottages are already located adjacent to a busy highway that would already generate noise and fumes. As a result, it is considered that this issue would not outweigh the tourism and economic benefits of the proposal. Ecology and flooding The application site is located adjacent to the Medina estuary, which is designated as a Site of Special Scientific Interest (SSSI) and forms part of the Solent Special Protection Area (SPA) and Ramsar site. The estuary is important for wintering and migratory wildfowl and wading birds. The application site is not itself designated for any biodiversity reasons. The site is also partially within flood zones 2 and 3, although the area of the proposed accommodation is within flood zone 1 and therefore, at the lowest risk of flooding. The site also includes many existing trees that contribute to the rural character of the area and that enhance the appearance of the existing facilities. 6.31 The previous outline planning application was accompanied by detailed ecological, tree and flood risk reports, which were assessed by Natural England, the Environment Agency and the Councils Ecology Officer. Policy SP5 states that development proposals will be expected to protect the integrity of international, national and local designations. During the outline planning application the Councils Ecology Officer undertook an Appropriate Assessment in order to establish whether the proposed development would result in a Significant Effect on the interest features of the nearby river. The assessment concluded that it would not. This was based on the fact that no dredging or works to riverbanks or walls would be required and that a public slipway would be closed and relocated to a location within the existing marina.

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6.33

In addition, a range of conditions were imposed by the outline planning permission in order to prevent harmful impacts on the estuary and these were also included within a legal agreement. The conditions included the following controls and stipulations: A scheme of foul and surface water drainage to be agreed with the Council The submission of a phasing plan for the development Relocation plan for reptiles at the site No outdoor events to take place between 1 October and 31 March of any year A scheme of acoustic mitigation to be agreed and undertaken during construction works Information boards to be placed at agreed locations to inform occupants of the nature conservation interests within the area Construction methods to be carried out in accordance with the applicants Ecology Statement Land immediately to the south of the Ryde paddle steamer to be re-engineered in accordance with a scheme to be agreed by the Council The removal of the Ryde paddle steamer in accordance with a scheme to be agreed by the Council No piling to take place between 1 November and 31 March

6.34

The Councils Ecology Officer and Natural England have commented on the current reserved matters application and have concluded that with the above measures in place, the development would be unlikely to lead to adverse integrity on the European sites. Officers note that the proposed reserved matters planning application is identical to the outline planning consent and that if approved, the conditions contained within the outline planning consent and duplicated within the legal agreement would still apply. As a result, it is considered that the development would not result in harmful effects on the habitat of the Medina estuary and that it complies with policies SP5 and DM12 of the Island Plan Core Strategy. The application site is located partially within flood zones 2 and 3. These areas are at risk from tidal inundation. However, during the outline planning application the Environment Agency raised no objection to the development, noting that the area of the proposed tourism accommodation is not within flood zones 2 or 3 and therefore, not at high risk from flooding. The remaining elements of the development that would be located within flood zones 2 and 3 (the restaurant, boat storage areas, marine retail and industrial units) were considered to be less vulnerable development or water compatible development and as a result, the Agency raised no objection to the application. The Environment Agency has confirmed that they have no additional comments to make in respect of the current reserved matters application. Given that the current proposal relates directly to that approved through the outline application, it is considered that it complies with policy DM14 of the Island Plan Core Strategy. Highway considerations Island Harbour is accessed via Mill Lane, a private metalled road that runs from its junction on the western side of Fairlee Road. Fairlee Road is a principal highway route and connects Newport, Ryde and East Cowes. At the point of the junction vehicle speeds are limited to 40mph and as a result, visibility splays of 2.4m x 101m should be provided in either direction. However, speed data collected by the Council in May 2011 showed that average speeds about the junction slightly exceeded the legal limit, at 44mph. As a result the Highway Engineer has confirmed that visibility splays should measure 118m.

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6.37

It should be noted that the means of access for the development were considered during the outline planning application. When submitted, the outline plans showed that a new 80m long right-hand turn lane would be provided for south-bound traffic in order to prevent congestion and traffic incidents. A traffic island would be positioned at the southern end of the turn lane. At the time of approving the development, the Council concluded that the new junction would be acceptable and imposed conditions to require its detailed layout to be agreed prior to commencement of development and then implementation prior to occupation of the buildings. This carries significant weight, as the outline planning permission remains extant and junction design forms part of the approved plans. During this current planning application members of the public have questioned whether the approved works to the highway junction could take place within the confines of land controlled by the applicants or the highway authority, which form the red line boundary for this application. As a result of extensive land ownership searches and detailed measurements of the highway, the Island Roads Highway Engineer has confirmed that the works could take place within the confines of the red line boundary and that no further land would be required. The Highway Engineer has also confirmed that the proposed junction would meet required highway design standards. Importantly, the right hand turn lane would allow for at least eight large south-bound cars to queue when turning right into the site. Furthermore, the Highway Engineer has confirmed that the requisite visibility splays could be provided at the junction so that vehicles could see and be seen when entering or exiting Mill Lane. In addition, the Highway Engineer has confirmed that the current access road to the site would comply with design standards, being of sufficient width to allow two vehicles to pass. Furthermore, car parking spaces within the site would meet size requirements so that vehicles could park and exit safely. However, the Highway Engineer has advised that a management scheme for Mill Lane is sought by condition in order to ensure that the road surface is maintained in order to ensure highway safety. This is considered to be reasonable given the proximity of the highway junction. The Highway Engineer has advised that a number of other technical details would need to be resolved such as repositioning of street furniture and surface water drainage capacity. However, it has been confirmed that such issues could be addressed through a Section 278 Highway Agreement to be agreed by the Highway Authority. Given that the design of the junction was agreed during the outline application and that investigations carried out through the current application have shown that the works could take place within the application site, the proposal is considered to be in accordance with policy. Parking The application site is located outside of a settlement boundary and not within walking distance of a town centre boundary. The site is therefore within a less sustainable location in terms of transport. While the site would be likely to create demand for parking, it is noted that a proportion of visitors would arrive by boat or by using the public footpath network. As a result, the site would not be wholly reliant on travel by car and instead, would promote travel by a range of different means, as promoted by policies SP7 and DM17, which state that the Council will support proposals that increase travel choice and provide an alternative means of travel to the car. The submitted plans show that extensive areas of parking would be provided within close proximity to the proposed range of uses.

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6.43

The proposed holiday apartments would include a total of 94 units, with 136 parking spaces located around the apartment blocks. This level of parking is considered to be sufficient to serve the tourism apartments. The 24 holiday cottages would comprise 35 parking spaces and 3 visitor spaces. Again, this level of parking would be sufficient for the amount of tourism accommodation that is proposed. Turning to the marine related elements of the scheme, the submitted plans show that extensive areas of parking would be provided to serve the industrial and retail units and the restaurant. There would be 15 parking spaces located close to the three industrial units and a further 74 parking spaces located within the areas surrounding the retail units. A further 23 spaces would be provided close to the proposed restaurant. While spaces have not been specifically allocated to the range of uses, it is considered that the combined level of parking spaces would cater for the parking demand created by the restaurant, marine retail and industrial units as well as visitors to the marina. Rights of Way Members of the public have questioned whether the impact of development upon the footpaths that cross the site has been considered. The Definitive Map shows that there are three footpaths that cross the site. The first two (footpaths 120 and 122) effectively form one route that runs alongside the river Medina and through the eastern section of the site. The footpaths cross the lock gate to the marina. The second footpath runs from Fairlee Road, along Mill Lane in a westerly direction and joins the riverbank footpath to the south of the lock gates.

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The submitted plans show that the footpaths would not require diversion nor would they be obstructed by the proposed development. Footpaths 120 and 122 would run to the west of the proposed restaurant building and therefore, views of the river and countryside to the west would remain. Footpath 121 would pass through a passageway within the restaurant building. The Councils Rights of Way Officer has raised no objection to this element of the proposal and has confirmed that there would be sufficient width and headroom for footpath users. The Rights of Way Officer has commented that traffic calming measures should be implemented to reduce vehicle speeds along Mill Lane, which forms the route of footpath 121. While these concerns are noted, the Officer site inspection showed that Mill Lane already comprises several speed humps which aid in reducing traffic speeds. In addition, Mill Lane benefits from good pedestrian visibility and grass verges and as a result, pedestrians can see and be seen in adequate time and can stand on the grass verges when vehicles pass. It is noted that there is a sharp bend within Mill Lane, however, this serves to slow speeds. As a result, while the Rights of Way Officers comments are noted, it is not considered reasonable to require further traffic calming measures to be carried out on Mill Lane. It should be noted that the outline planning permission and the accompanying legal agreement require the submission, agreement and then implementation of a green route through the site prior to the occupation of any holiday unit. This would ensure that footpath routes would be retained and left unobstructed. Other matters During the public consultation members of the public have raised concerns in respect of a number of matters that require consideration. The issues relate to the phasing of the development, the use of the lock and capacity of the marina, potential future uses of the restaurant, unsold holiday units at the site, the use of the proposed retail units and drainage. Each matter will be addressed in order.

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Phasing The submitted plans include a phasing plan, as required by the outline planning permission. This shows that six phases of development would be undertaken in the following order: Phase 1 Provision of the boat storage area, one marine industrial unit, one boat storage rack and two blocks of the holiday apartments (terrace of three and a pair) comprising a total of 15 holiday apartments (this would require the demolition of existing toilet and shower facilities). Phase 2 Provision of parking areas, open space, the marine retail block and 5 apartment blocks (terrace of three and two single blocks) comprising a total of 24 holiday apartments Phase 3 Provision of five apartment blocks (one single block and four pairs) comprising a total of 45 holiday apartments, the final set of boat storage racks, service road and parking areas Phase 4 Provision of eleven of the two-bedroom holiday cottages arranged in two terraces Phase 5 Provision of the remaining two and three bedroom holiday cottages Phase 6 Provision of the restaurant/ bar building that would also comprise yachtsmens facilities

6.51

The applicants have provided a justification for the proposed phasing plan. The rationale is that phase 1 would allow an existing marine repair business to be relocated at an early stage while allowing the Breeze restaurant to remain in place in order to serve the marina. Phase 2 would see the Breeze closed but only after the marine retail are built, so that it could temporarily occupy one of the units. This could be secured by condition. In addition, the applicants have stated that it would be sensible to complete the tourism apartments prior to the construction of the cottages. This is mainly so that construction activities can commence within the western section of the site and work back towards to entrance, to prevent disturbance to built and occupied units and so that construction activities do not degrade constructed areas. A member of the public has commented that existing toilet and shower facilities used by visiting boat owners would be lost during phase 1 and not replaced until phase 6 (the restaurant building) is constructed. The submitted plans show that holiday apartment units 14 and 15 would occupy the location of the existing facilities and these would be constructed during phase 1. However, the applicants have confirmed that they intend to provide similar facilities within temporary buildings once phase 1 has commenced. It is considered that the location and standard of these facilities could be secured by condition. It is considered that the proposed phasing plan is logical and that it would deliver the development in a manner that would retain key facilities while preventing harmful impacts to the nearby protected river. This is because the phased approach would prevent construction activities from becoming so extensive that they would result in unacceptable levels of noise and disruption. The use of the lock A member of the public has raised concerns that the existing lock and crane would struggle to cope with additional boat storage capacity as result of this development.

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6.54

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This matter was considered in depth during the determination of the outline planning application, during which the Council commissioned its own review of the operation of the marina, lock and boat storage areas. That review concluded that the marina could accommodate the additional and existing operations subject to the retention of an existing holding pontoon outside of the marina lock, the retention and maintenance of a slipway direct to the river between April and September and the submission and agreement of a lock management scheme to deal with heavy periods of use. Given that these requirements now form conditions for the outline planning permission, it is considered that the development would not compromise the use of the lock, crane and marina. 6.55 Potential future uses A member of the public has raised concerns that the proposed restaurant could be used as a hotel in the future. The submitted plans show that the restaurant would be a large building. However, this would provide a facility for tourists staying at the Island Harbour site as well as the general public and other visitors to the Island. Furthermore, the building would also provide larger and improved shower and changing facilities for people using the marina as well as the harbour masters officer. While the roof would include a large void area, there is no indication that the building would be used as a hotel. Such an action would require planning permission and given that the outline has granted permission for this building and its range of uses, it would be unreasonable to raise objection to it at this stage. 6.56 Unsold holiday units Officers note that there are unsold holiday units within the northern section of the site. While this is recognised, it is also noted that the current proposal would provide a greater range of inter-related facilities that would complement the Island Harbour site. The development would deliver updated and more extensive permanent yachtsmens facilities, improved boat storage facilities as well as marine related industrial and marine facilities and a purpose built restaurant. It is considered that the overall development would create a high quality tourism destination that in turn would result in demand for holiday units. 6.57 Use of the proposed retail units The submitted plans show that a marine retail building would be positioned adjacent to the marina, to the north of the holiday apartment blocks. The plans now submitted directly reflect the scale of the marine retail building shown within the outline permission and now show in detail how the building would be split to provide a larger harbour store and then six smaller units. These would be conditioned to be used for marine retail purposes in order to support the overall Island Harbour site as set out within the outline planning consent. 6.58 Drainage Drainage issues were considered during the outline planning application. The Council undertook consultation with Southern Water, who confirmed that the existing waste water pumps and sewers would need to be upgraded to serve the development. Southern Waters comments at that time confirmed that a technical solution would be possible, subject to the submission of detailed information. It is considered that such information could be secured by condition in consultation with Southern Water prior to commencement and for the agreed scheme to be carried out at an appropriate time.

53

7. 7.1

Conclusion The application site is located outside of a settlement boundary. However, it forms an existing and well established tourism accommodation site and marina within the Medina Valley Key Regeneration Area. The proposed development would deliver high quality tourism accommodation along with additional on shore boat storage facilities, marine industrial and retail units and a restaurant to serve both tourists and the wider public. It is considered that the development would deliver significant tourism benefits and create a high quality and diverse tourism destination within a Key Regeneration Area. The development would also create a significant level of employment. Given that the development benefits from outline planning consent, this proposal is considered to be in compliance with planning policy guidance. Matters relating to ecology, flooding, layout and site drainage were considered at the outline stage. At that stage, no objections were raised in respect of these issues. Given the response from statutory consultees in respect of this application and that there have been no material changes in circumstances since the determination of the outline application, it is considered that the proposal would not harm ecological interests, be affected by flooding, would be an acceptable form of development and could include suitable drainage infrastructure agreed by condition. The proposed external appearance of the range of buildings is considered to be acceptable, given the style and character of the existing tourism units at the site. The size and scale of the tourism units, marine industrial and retail units, restaurant building and boat storage areas would be in accordance with the information set within the outline planning permission. In addition, the proposed phasing of the development is considered to be acceptable. The proposed landscaping scheme would result in large areas of open space, with attractive planting that would allow the development to blend well with its rural setting while softening the appearance of the site. Officers are satisfied that the approved scheme of highway works related to the Mill Lane/ Fairlee Road junction could be undertaken within the confines of the application site and that the works would improve highway safety. Furthermore, a sufficient amount of on-site parking would be provided to serve the development. As result, Having given due weight and consideration to all comments received in relation to this application and for the reasons given above the proposal is considered to be in accordance with the requirements of the policies listed within this justification and therefore it is recommended that this proposal is approved.

7.2

7.3

7.4

7.5

7.6

8.

Recommendation Conditional permission.

9. 9.1

Statement of Proactive Working In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way: 1. The IWC offers a pre application advice service 2. Updates applicants/agents of any issues that may arise in the processing of

54

their application and suggest solutions where possible In this instance, the Council requested additional information in relation to highway works, the proposed phasing of the development and amendments to the height of buildings. The applicant undertook additional investigations in relation to the extent of highway works and whether these could be accommodated within the boundary of the application site. The Highway Authority has since confirmed that works can take place within the boundaries of the application site and that the proposed scheme of works would deliver a safe means of access to serve the development. The applicants have also revised the height of buildings to overcome the concerns of Officers and provided information to demonstrate that the proposed phasing of the development would be acceptable. Conditions/Reasons: 1 The development hereby permitted shall be begun before the expiration of 2 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 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 or the outline permission.

IHM/MNLF/036/100 (Landscaping plan) 46 Rev E (Site layout plan) 47 Rev V (Site layout plan) 63 Rev C (Site location plan) 64 Rev C (Site survey plan) 67 Rev A (Hard surface materials) 68 (Site survey levels) 32 Rev E 33 Rev E 35 Rev D 38 Rev D 39 Rev E 50 Rev E 51 Rev E 52 Rev E 53 Rev E 54 Rev E 65 Rev E 66 Rev E

Reason: For the avoidance of doubt and to ensure the satisfactory implementation of the development in accordance with policies DM2 (Design Quality for New Development) and DM11 (Landscape, Seascape, Biodiversity and Geodiversity) of the Island Plan Core Strategy. 3 No development shall take place until samples of the materials and finishes to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development

55

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. 4 No development shall commence until detailed plans at a scale of 1:20 of glazing bars, mullions, window and door surrounds for new doors and windows have been submitted to and agreed in writing with the Local Planning Authority. All windows and doors shall be constructed of timber. 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. 5 No development shall take place until construction details of the proposed elevations, including the roof, junctions between glass and brickwork/ boarding and walls and seams between the sheets of glass, have been submitted to and agreed 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. 6 Notwithstanding the details shown on the submitted plans, no development shall take place until samples of the materials to be used to form the hard surface areas within the development site including any pathways, vehicle access and turning areas shall be submitted in writing and approved 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. 7 No development shall take place until details have been submitted to and approved in writing by the Local Planning Authority of the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with a timetable agreed in writing with the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of maintaining the amenity value of the area and to comply with policy DM2 Design Quality for New Development of the Island Plan Core Strategy. 8 No development shall take place until details of external lighting for the site have been submitted to and approved in writing by the Local Planning Authority. The details shall include measures to prevent light pollution. Development shall be carried out in accordance with the agreed details and retained thereafter. Reason: To prevent external lighting from becoming a source of nuisance and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 9 The approved scheme of landscaping shall be undertaken in accordance with drawing number IHM/MNLF/036/100 and the Landscape Management Plan. The landscaping shall be completed in full within the next available planting season following the completion of each phase of development (as set out within drawing number 70, Site development phasing plan). Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

56

Reason: In order to maintain and enhance the character and appearance of the site and surrounding area to comply with the requirements of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 10 Notwithstanding the approved landscaping plan and the requirements of condition 9, no development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of soft landscaping for the approved parking areas at the site. Soft landscape works shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities; an implementation programme. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: In order to maintain and enhance the character and appearance of the site and surrounding area to comply with the requirements of policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 11 No development shall take place until a scheme for the drainage and disposal of surface and foul water from the development hereby permitted has been submitted to and approved in writing by the local planning authority. The approved scheme shall be completed before the occupation of the units hereby permitted as each section of the approved phasing plan is completed. Reason: To ensure that the site is suitably drained, to protect ground water and watercourses from pollution and to comply with policies SP5 (Environment), DM2 (Design Quality for New Development), DM12 (Landscape, Seascape, Biodiversity and Geodiversity) and DM14 (Flood Risk) of the Island Plan Core Strategy. 12 Prior to the occupation of the works comprised within phase 1 of the development hereby approved the junction between Mill Lane and North Fairlee Road shall be upgraded and constructed in accordance with a scheme to be submitted to and agreed by the Local Planning Authority in writing, based on the principles shown on drawings 5013/103 & 5013/104. Reason: In the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 13 No building shall be occupied until the means of access thereto for pedestrians and cyclists has been constructed in accordance with the approved plans. Reason: To ensure adequate safe provision of facilities for pedestrians and cyclists wishing to gain access to the site and to comply with policy DM17 Sustainable Travel of the Island Plan Core Strategy. 14 No building shall be occupied until the means of vehicular access thereto has been constructed in accordance with the approved plans. Reason: To ensure adequate access to the proposed development and to comply with policy DM2 Design Quality for New Development of the Island Plan Core Strategy. 15 No building or unit of holiday accommodation hereby permitted shall be occupied until space has been laid out within the site in accordance with drawing no. 67 revision A for associated cars and bicycles to be parked, for vehicles to be loaded and unloaded and

57

for vehicles to turn so that they may enter and leave the site in forward gear. Each section of parking shall be completed in accordance with the approved phasing plan. The space shall not thereafter be used for any purpose other than that approved in accordance with this condition. Reason: In the interests of highway safety and to comply with policies DM2 (Design Quality for New Development) and DM17 (Sustainable Travel) of the Island Plan Core Strategy. 16 No development shall take place until a Management Plan including the management responsibilities and maintenance schedules in respect of Mill Lane from its junction with North Fairlee Road has been submitted to and approved in writing by the Local Planning Authority. The approved management plan shall be adhered to thereafter. Reason: To ensure a safe access road is maintained and in the interests of highway safety and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 17 The development hereby approved shall be carried out in accordance with the phasing plan shown in drawing number 70. Each phase of development shall be completed with associated materials, drainage and highway infrastructure, landscaping and external lighting as approved by the other conditions for this planning permission prior to commencement of the next phase, unless agreed otherwise in writing by the Local Planning Authority. 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. 18 Notwithstanding the details contained within the approved plans, no development shall take place until details of the location, size and scale of temporary structures for the provision of showers, toilets and changing facilities to be used by visitors to the marina have been submitted to and approved in writing by the Local Planning Authority. The agreed facilities shall be installed once the existing facilities at the site have been removed and until the permanent facilities to be provided by phase 6 of the development have been completed and brought into use. Reason: To ensure that suitable changing, washing and toilet facilities are provided for visitors connected to the marina during the course of the development and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy. 19 The holiday apartments and cottages hereby approved shall be used as holiday accommodation only. Reason: The site is in a location where full residential use would not be permitted, to ensure that the units remain for holiday purposes and to comply with policies SP1 (Spatial Strategy) and SP4 (Tourism) of the Island Plan Core Strategy. 20 The marine retail units hereby approved shall be limited to the retailing of marine related goods only except for a maximum of 25% of the floor area for the unit marked as Harbour Stores which may be used for the retailing of convenience goods related to the occupation of the Harbour as a holiday centre and no goods unrelated to the use of the site as holiday accommodation shall be sold. Reason: The site is outside any designated town centre where retail uses would not normally be approved and in accordance with policy DM9 (Town Centres) of the Island Plan Core Strategy.

58

21

The industrial buildings hereby approved shall be limited to marine related industrial use only and not for any other uses included within Use Class B2 without the prior written consent of the Local Planning Authority. Reason: The site is in an area where general industrial uses would not normally be approved and in compliance with policy SP1 (Spatial Strategy) and DM8 (Economic Development) of the Island Plan Core Strategy.

22

The restaurant area shown within the restaurant/ yachtmen's facility/ harbour office building shall be used for purposes falling within Class A3 of the use Classes Order and for no other purpose (including any other purpose in Class A of the Schedule of the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification). Reason: The site is outside of a town centre and not in a location that would be suitable for alternative retail uses, to prevent any alternative use being made of the premises which could be a source of nuisance or disturbance to occupants of neighbouring properties and to comply with policies SP1 (Spatial Strategy), DM2 (Design Quality for New Development) and DM9 (Town Centres) of the Island Plan Core Strategy.

23

The harbour office and yachtsmen's facilities shall be retained in accordance with the approved plans. Reason: To ensure that adequate facilities are in place to allow the operation of the marina and to comply with policy DM2 (Design Quality for New Development) of the Island Plan Core Strategy.

59

450500E

451000E

451500E

452000E

92000N

92000N

91500N

Scale 1:7500 P/01211/13 - TCP/30821/A Island Harbour Marina Ltd, Mill Lane, Binfield, Newport PO30 2LA

60
451000E 451500E 452000E

91500N

450500E

04

Reference Number: P/01328/13 - TCP/26271/C Parish/Name: Whippingham - Ward/Name: Whippingham and Osborne Registration Date: 17/10/2013 - Full Planning Permission Officer: Hayley Byrne Tel: (01983) 823552 Applicant: Mr and Mrs Smith Single storey extension to form additional living accommodation; decking 2 Matthews Cottages, Barton Estate, East Cowes, Isle of Wight. The application is recommended for Conditional Permission

REASON FOR COMMITTEE CONSIDERATION This application has been referred to the Planning Committee at the request of the Local Ward Member due to the sensitivities of the application in respect of the character of the area, the historic merit of the building and the potential impact to the neighbouring property.

MAIN CONSIDERATIONS Impact on the character and appearance of the surrounding area (including the Barton Estate) as a result of the size, siting and design of the proposed extension and decked area Impact on neighbouring properties, in particular number 1 Matthews Cottages

1. 1.1.

Details of Application This is a full planning application to add additional living accommodation in the form of an L shaped side and rear extension. The proposed extension would be the same as that approved under reference P/1384/10 which expired in November 2013. The extension would have a footprint of 7.2 x 4.6 metres to the side and 4.7 x 3.2 metres to the rear. The extension would be constructed of brickwork to match the existing house. Although the roof would be mainly flat, it would have a pitched element running round the perimeter in order to conceal the flat roof. The pitched element would be finished with tiles to match. In addition to the extension the application also seeks consent for a small area of decking to the rear of the proposed extension. The decking would have a footprint of 2.8 x 5.8 metres, the platform being raised a maximum of 0.6 metres off natural ground level. Location and Site Characteristics The site is located within a rural farm estate, consisting of sporadically sited detached and semi-detached dwellings and farm buildings. The application site is a modest semi-detached house of late Victorian appearance sited within a generous, well screened plot. The site is located on the junction of three unmade tracks.

1.2

1.3

2. 2.1 2.2

61

3. 3.1.

Relevant History An application for a non-material minor amendment to the approved scheme, reference P/1284/10 was approved July 2012. Planning application reference P/1384/10 for a single storey extension to form additional living accommodation was approved November 2010. Planning application reference P/0731/04 for siting of a mobile home for use as annexed accommodation was refused June 2004 and subsequently upheld on appeal; however the Inspector did advise that the siting of the mobile home for a use ancillary to that of the main house would not constitute a breach of planning. Development Plan Policy National Planning Policy National Planning Policy Framework (NPPF) constituted guidance for local planning authorities and decision-takers. At the heart of the NPPF is a presumption in favour of sustainable development.

3.2

3.3

4. 4.1.

4.2

The NPPF sets out three roles (economic, social and environmental) that should be performed by the planning system. The Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in peoples quality of life, including (but not limited to): replacing poor design with better design improving the conditions in which people live, work, travel and take leisure

4.3

Local Planning Policy 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. 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. DM11 - Historic and Built Environment Supports proposals that positively conserve and enhance the special character of the Islands historic and built environment

5. 5.1

Consultee and Third Party Comments Internal Consultees None

62

5.2

Parish/Town Council comments Whippingham Parish Council object to the application as it is considered that the extension would be intrusive on the neighbouring property and that it does not comply with Policy DM11 (Historic and Built Environment.) In addition it is considered that the extension along with an existing mobile home (see paragraph 3.3) would result in overdevelopment of the site.

5.3

Third Party Comments One third party letter of objection has been received from the adjoining neighbour, concerns can be summarised as follows; The application itself does not recognise the history of the cottages or the surrounding estate. The style, scale and design of the extension seems to be in conflict with the nature and character of the original heritage asset. An extension to Matthews Cottages already exists in the form of an existing mobile home within the curtilage of the house that should be taken into account when assessing the additional floor space proposed in the extension. The site plan is incorrect in that is does not show other land under the ownership of the applicant in blue. Site location plan is incorrect in that it should show the size and position of the existing mobile home. The roof of the proposed extension would encroach upon the roof of 1 Matthews Cottages. Plans do not show existing drains, pipe runs or soakaways Properties are largely interdependent with regards to water supply and drainage Applicant has declared ownership of the property when it is actually the applicants father. Existing house has been detailed as having grey slates when it actually has red clay tiles.

6. 6.1

Evaluation The principle of the development Although the site is located outside of the defined settlement boundary it is a widely accepted principle that household extensions are judged primarily on the basis of scale, mass and design and how a particular extension would relate to its surroundings. As such, the broad principle of extending a home in a rural area where the extended accommodation would be used in conjunction with the host property is acceptable.

6.2

Matters relating to size, scale and design and the impact on the surrounding area The proposed extension would be fairly large in relation to the existing building however it would only be single storey, in addition the front of the extension would be set back approximately 3 metres from the front building line of the existing house, resulting in the extension appearing subservient in relation to the house itself and minimising the impact of the proposal. This is in contrast to the flat roofed side extension on the neighbouring property that sits approximately 1.7 metres back from the frontage of the property and therefore arguably appearing more dominant when viewed from the track in front of the dwellings.

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6.3

The proposed extension would sit to the north of the existing house; the northern boundary of the site is very well screened by natural growth. The front elevation of the extension would be partially visible from the track to the front of the site, however as previously advised the extension would be set well back from the front of the existing house and would therefore appear as a subservient addition to the building, appropriate for the character of the area and the existing building itself. The existing semi-detached cottage despite being fairly small scale, none the less occupies a fairly substantial plot size, commensurate with its rural surroundings. In this respect the resultant building would not cause the site to appear cramped or over developed. An application for the mobile home (already in place) to be used as a separate unit of living accommodation was refused in June 2004 and subsequently dismissed on appeal. However, the Inspector in his report advised that the mobile home did not need to be removed from the land providing it was only used ancillary to the primary use of the dwelling house. Concern has been raised with regards to the mobile home and the fact that it already provides additional overspill accommodation in relation to the house and therefore further accommodation in the form of an extension should not be required. In this respect it is a judgement as to whether the proposed extension and mobile home combined causes the site to appear cramped or over developed. Officers consider that in view of the large and well screened curtilage, and the fact that the mobile home is sited some distance away from the house itself, that this would not be the case and therefore the proposed extension in addition to the mobile home would be acceptable in this instance. With regards to the design of the extension, the proposal would be built with similar materials to those used in the existing dwelling. The plans have referred to the existing roof being finished with grey slate when in actual fact the existing roof consists of red, small, plain clay tiles. A condition has therefore been added requiring samples of materials to be submitted prior to work commencing on site in order to ensure appropriate materials are used but that the applicant has indicated that he would be prepared to source the best match available for the existing tiles. The previous proposal incorporated a roof terrace over the proposed extension; this element of the scheme was considered to be unacceptable and out of keeping in the locality and was therefore removed from the previous scheme. Although not proposed on this current application, a condition has been added preventing the flat roof from becoming a roof terrace in the future as a precautionary measure. Impact on neighbouring properties Given that this is an otherwise isolated semi-detached property, the only property that would be affected by the proposal would be the adjoining cottage, number 1 Matthews Cottages.

6.4

6.5

6.6

6.7

6.8

6.9

To the rear of one and two Matthews Cottages is a long single storey outbuilding that straddles the boundary. This is a shared outbuilding with number 1 owning part and number 2, the remainder. The ownership of the outbuilding dictates the common boundary, causing the boundary to dog leg. The position of this outbuilding would prevent any impact on number 1 Matthews Cottages as a result of the physical mass of the extension. With regards to the point raised concerning the roof of the proposed extension encroaching onto the roof of the neighbouring property, this would be as a result of the unusual relationship between properties in terms of the shared outbuilding at the rear. The extension has been designed so that it butts up against the part of the

6.10

64

outbuilding that belongs to number 2, extending to the rear by the same distance. The pitch of the proposed roof then overhangs the pitch of the outbuilding slightly introducing the need for a valley gutter in order to prevent the roof leaking at this point, This overhang and gutter would encroach above the roof belonging to number 1 by approximately 0.2 metres. The success of this construction detail would be covered under separate legislation and would not be controllable within the remit of planning legislation. 6.11 The existing outbuildings at the rear of the pair of properties would screen the proposed area of decking completely and would prevent any overlooking into the garden of number 1 Other Matters Comments have been received claiming that insufficient information has been received with regards to the history of the site and the Barton Estate as a whole. The pair of cottages known as Matthews Cottages were nominated for inclusion on the Local List in May 2011. The panel determined that the cottages did meet the criteria for local listing, this was with the knowledge that an extant consent for the extension now being re applied for was in place. In addition the proposed extension is considered to be sympathetic in relation to the existing building, allowing the original form of the building to be easily identifiable. In this respect it is considered that the history of the site has been taken into account in both the design of the proposed extension and the determination of the application. 7. 7.1 Conclusion In reaching the decision to grant planning permission account has been taken of the National Planning Policy Framework and policies of the Island Plan Core Strategy. The site is situated outside of the defined settlement boundary however the application site is an existing residential unit and the proposal is required in order to serve the needs of the current property occupiers. The proposal would therefore meet the sustainable development aims and objectives of SP1. The proposed alterations are proportionate in design and scale to the existing dwellings and would not adversely impact on the amenities of neighbouring property occupiers or the surrounding area and therefore would comply with the requirements of policy DM2 and DM11 of the Island Plan Core Strategy. For the above reasons and having had regard to all relevant material considerations, it is concluded that the proposal would fully conform with the provisions of the Development Plan. 8. 8.1 Recommendation Conditional permission

6.12

65

9. 9.1

Statement of Proactive Working. In accordance with paragraphs 186 and 187 of the NPPF, the Isle of Wight Council take a positive and proactive approach to development proposals focused on solutions to secure sustainable developments that improve the economic, social and environmental conditions of the area in the following way: 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 suggest solutions where possible In this instance the application was acceptable as submitted and no further assistance was required.

Conditions/Reasons: 01 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. 02 The development hereby permitted shall only be carried out in complete accordance with the details shown on the submitted plans, numbered 91-05 Revision A, 91-06 Revision A, 91-07 Revision D and 91-08 Revision C. 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. 03 No development shall take place until samples of materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. 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. 04 The roof areas of the extension hereby permitted shall not be used as a balcony, roof garden or similar amenity area without the grant of further specific permission from the Local Planning Authority. Reason: In the interests of the amenities of the adjoining properties and to comply with policy DM2 Design Quality for New Development of the Island Plan Core Strategy.

66

452300E

452400E

452500E

452600E

452700E

452800E

452900E

453000E

93900N

93900N

93800N

93700N

93800N

93700N

67
93600N 93500N 452500E 452600E 452700E 452800E 452900E 453000E

93500N

93600N

452300E

452400E

Scale 1:3000 P/01328/13 - TCP/26271/C 2 Matthews Cottages, Barton Estate, East Cowes, PO32 6NT