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To approve and sign as a correct record the Minutes of the meetings held on 14 November 2017 and to deal with any matters arising.
RESOLVED: that the minutes for the Panel meeting on 24 November 2017 be approved and signed as a correct record.
Report of the Service Lead, Planning, Infrastructure and Development recommending that the Panel delegate approval in respect of an application for a proposed development at the above address.
The Panel considered the report of the Service Lead, Planning, Infrastructure and Development recommending delegated authority be granted in respect of an application for a proposed development at the above address.
Erection of a 5-storey building containing 2 retail units on the ground floor and 64x self-contained student flats on upper floors with associated cycle/refuse storage, following demolition of existing building.
Mr Buckle, Jane Jamesan, Sue Giles, Susan Swallow, Hilary Jackson, Verena Coleman(local residents/ objecting), Richard Buntan (applicant), Mandana Ghayar (architect), and Councillors Barnes-Andrews, Claisse, O’Neill and Savage (ward councillors objecting) were present and with the consent of the Chair, addressed the meeting.
The presenting officer reported that the Panel would be required to confirm a Habitats Regulation Assessment (HRA) for the development. The Panel also noted that additional technical conditions would be required to be added to the application in regard to ecological mitigations and the use of the roof terrace, if the item was approved.
Upon being put to the vote the Panel confirmed the Habitats Regulation Assessment. The Panel then considered the recommendation to delegate authority to the Service Lead: Planning, Infrastructure and Development to grant planning permission. Upon being put to the vote the recommendation was lost.
A further motion to refuse planning approval for the reasons set out below, was then proposed by Councillor Hecks and seconded by Councillor Murphy.
RECORDED VOTE to refuse planning permission
FOR: Councillors Hecks, Murphy and Wilkinson
ABSTAINED: Councillors Denness
RESOLVED that the Panel
(i) Confirmed the Habitats Regulation Assessment, circulated as additional information; and
(ii) refused planning permission for the reasons set out below.
Reasons for Refusal
Overdevelopment, scale, bulk and massing
The proposed development due to its excessive density, height, bulk and resultant massing in comparison with neighbouring buildings, and overall site coverage results in an overdevelopment of the site which, along with the chosen external appearance, has been assessed as being out of character and context with the local area. As such, the proposal is contrary to 'saved' policies SDP1, SDP7, SDP9 and H7, H13 of the amended Local Plan Review (Adopted 2015) and policy CS5 and CS13 of the amended LDF Core Strategy (Adopted 2015) as supported by the relevant sections of the Council's approved Residential Design Guide (2006), namely 3.2, 3.6.8, 3.7.11, 3.9.5-3.9.6 and 3.10.
Failure to enter into S106 agreement
In the absence of a completed Section 106 Legal Agreement, the proposals fail to mitigate against their direct impacts and do not, therefore, satisfy the provisions of Policy CS25 of the adopted Local Development Framework Core Strategy (2015) as supported by the Council's Developer Contributions Supplementary Planning Document (2013) in the following ways:-
(i) Site specific transport works for highway improvements in the vicinity of the site which are directly necessary to make the scheme acceptable in highway terms have not been secured in accordance with Policies CS18, CS19, and CS25 of the Southampton Core Strategy (2015) and the adopted Developer Contributions SPD (2013);
(ii) In lieu of an affordable housing contribution from ... view the full minutes text for item 43.