Agenda and minutes

Members and officers must declare any pecuniary or personalinterest in any business on the agenda. They should also make declarations at any stage such an interest becomes apparent during the meeting. Consideration should be given to leaving the meeting if the nature of the interest warrants it.  If in doubt please contact Democratic Services before the meeting.

In accordance with the County Council’s Code of Conduct, the following interests were declared:

·         Mr Crow, member for Pound Hill declared a personal interest in application WSCC/034/18/CR as a Councillor for Crawley Borough Council.

·         Mrs Duncton declared a personal interest in applications WSCC 002/18/CC, WSCC 003/18/CC, WSCC 004/18/WH and WSCC 005/18/TG as a Councillor for Chichester District Council.

·         Mrs Kitchen declared a personal interest in applications WSCC/032/18/WC and WSCC 033/18/WC as a Councillor for Horsham District Council.

·         Mr Jupp declared a personal interest in applications WSCC 032/18/WC and WSCC 033/18/WC because he lives close by the site and as local member for Southwater and Nuthurst, which is close to the site, and as a Councillor for Horsham District Council.

·         Mr Oakley declared a personal interest in applications WSCC 002/18/CC, WSCC 003/18/CC, WSCC 004/18/WH and WSCC 005/18/TG as a Councillor for Chichester District Council and in application WSCC/005/18/TG as local member for Chichester East.

·         Mr Burrett, member for Pound Hill declared a personal interest in application WSCC/034/18/CR as a Councillor for Crawley Borough Council.

The Committee is asked to agree the minutes of the meeting held on 17 July 2018 (cream paper).

65.1   Resolved – That the minutes of the meeting of the Committee held on 17 July 2018 be agreed as a correct record.

Items not on the agenda which the Chairman of the meeting is of the opinion should be considered as a matter of urgency by reason of special circumstances.

66.1   There were no urgent matters.

Report by Head of Planning Services.

To consider and determine the following applications:

WSCC/002/18/CC       Installation of 9.92km wastewater pipeline and associated infrastructure including air vents, air valves, washout chambers, compounds and haul routes.  Pipeline Stretching From South of Salthill Lane, to Tangmere WWTW

WSCC/004/18/WH     Installation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing. Land to the west of, Old Place Lane & Old Place House & east of River Lavant near Madgwick Lane, Chichester

WSCC/003/18/CC       Installation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing.  Land to the south of Salthill Lane, north of Clay Lane and to the east of New Bridge Farm, Chichester

WSCC/005/18/TG       Installation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing.  Land to south of, Gamecock Terrace, Tangmere, Chichester

WSCC/002/18/CC  Installation of 9.92km wastewater pipeline and associated infrastructure including air vents, air valves, washout chambers, compounds and haul routes.  Pipeline Stretching From South of Salthill Lane, to Tangmere WWTW

WSCC/003/18/CC  Installation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing.  Land to the south of Salthill Lane, north of Clay Lane and to the east of New Bridge Farm, Chichester

WSCC/004/18/WHInstallation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing. Land to the west of, Old Place Lane & Old Place House & east of River Lavant near Madgwick Lane, Chichester

WSCC/005/18/TG  Installation of pumping station comprising above and below ground plant including kiosks, draw pit and valve chamber, hardstanding, and fencing.  Land to south of, Gamecock Terrace, Tangmere, Chichester

67.1   The Committee considered a report, as amended by the Agenda update sheet, by the Head of Planning Services (copy appended to the signed minutes).  The report was introduced by James Neave, Principal Planner, who provided a presentation on the proposals, details of the consultation and key issues in respect of the application.  The following new information was noted:

·         Representations – Two new representations been received since the report was published.  Goodwood Estate has asked for a slight realignment to the east to avoid sterilisation of land that could potentially support future development.  The landowner of Pumping Station 3 has stated that Southern Water notices were not correctly served and has raised concern about access and the impact on farming operations.  The matters raised have been noted.  They do not change the recommendation.

67.2   Hannah Seabrook of the University of Chichester spoke on the application.  The University does not object in principle to the pipeline.  Concerns are that Southern Water has not engaged in sufficient discussion with the University and they have not provided enough details.  Also that student safety will be compromised, particularly due to the trench across the University sport fields, restricting access to halls of residence.  Southern Water has acknowledged plans for works in the Graylingwell Lower area which includes a link road to the University site and states it does not foresee any issues, but the University has concerns that the pipeline could cause potential structural problems due to its depth in that area.

67.3   Clare Taylor, Planning Consultant for MWH/Stantec, agent for the applicant, spoke in support of the application.  Cross-country pipelines are usually permitted development.  Southern Water installs pipelines on a regular basis.  Many options are considered and the most sustainable routes are always looked for.  Environmental surveys are undertaken and local development plans and application histories considered.  Landowners are engaged with on a regular basis and Southern Water will work with developers and landowners to provide the right infrastructure.  Southern Water implements mitigation measures during construction, and learns from previous works to improve future construction, such as improved drilling techniques.  Odour control has improved with newer pumping stations.  The pipeline  ...  view the full minutes text for item 67.

Report by Head of Planning Services

To consider and determine the following applications:

WSCC/032/18/WC      Amendment of Condition 1 of planning permission ref: WSCC/029/17/WC extending the permission by 18 months to enable the completion of phase 4 site retention and restoration

WSCC/033/18/WC      Amendment of condition no. 1 of planning permission WSCC/032/17/WC to enable the retention of security fencing, gates and cabins for a further 18 months

                                      Woodbarn Farm, Adversane Lane, Broadford Bridge, Billingshurst, West Sussex, RH14 9ED

WSCC/032/18/WCAmendment of Condition 1 of planning permission ref: WSCC/029/17/WC extending the permission by 18 months to enable the completion of phase 4 site retention and restoration.

WSCC/033/18/WCAmendment of condition no. 1 of planning permission WSCC/032/17/WC to enable the retention of security fencing, gates and cabins for a further 18 months.

                                  Woodbarn Farm, Adversane Lane, Broadford Bridge, Billingshurst, West Sussex, RH14 9ED

68.1   The Committee considered a report by the Head of Planning Services (copy appended to the signed minutes).  The report was introduced by Chris Bartlett, Principal Planner, who provided a presentation on the proposals, details of consultation and key issues in respect of the application.  The following additional points were noted:

·         Should the applicant wish to carry out further drilling and/or extract oil commercially then a further planning application would be required.  Any potential future activity is not material to the current application.

·         Since publication of the Committee report a further three objections have been received covering both applications.

68.2   Dr Jill Sutcliffe representing Keep Kirdford and Wisborough Green, spoke in objection to the application.  This application would increase time on site from 49 to 67 months.  Various promises made by the applicant to restore the site have not been met.  The site is not viable, as stated by the applicant themselves and other industry commentators.  The company has data, so why is more time required?  Other sites in the Weald referred to are not within WSCC jurisdiction and so should not be a consideration.  The operator has a poor record of clean-up and has been served with a Breach of Condition notice by South Downs National Park Authority for failure to restore Markwells Wood site after 2-years.  During drilling the cement bonding failed causing the well to leak and there is concern that carcinogenic and toxic chemicals escaped.  Horsham District Council expressed concerns that ‘longer term retention…would be detrimental to the landscape character of this countryside location’.  There are concerns about air and water pollution, and that drilling has taken place through a geological fault line with the potential for earthquakes.  If approved, then a financial bond should be required to secure site restoration.

68.3   Mr Nigel Moore of Zetland Group Ltd, agent for the applicant, spoke in support of the application.  The additional 18 months requested is to allow time to review existing and new data from the existing boreholes and other nearby locations in the Weald, to understand the quality and recoverability of the oil reserves.  The scheme remains temporary and is reversible.  It is recognised that the NPPF is moving towards the transition to low carbon energy supplies but this will take time and, the meantime, the UK demand for energy is overriding.  The climate change agenda can be delivered but not at the expense of economic growth.  It will take time for UK households to transition from gas and oil boilers and for changes to take place in manufacturing and transport.  The UK is a net importer of energy and is  ...  view the full minutes text for item 68.

Report by Head of Planning Services,

To consider and determine the following applications:

WSCC/034/18/CR       Amendment of condition 4 of planning permission WSCC/051/16/CR to restrict requirement for sheeting of vehicles to HGVs only.  Rivington Farm, Antlands Lane, Shipley Bridge, Horley, RH6 9SR

WSCC/034/18/CR  Amendment of condition 4 of planning permission WSCC/051/16/CR to restrict requirement for sheeting of vehicles to HGVs only.  Rivington Farm, Antlands Lane, Shipley Bridge, Horley, RH6 9SR

69.1   The Committee considered a report by the Head of Planning Services (copy appended to the signed minutes).  The report was introduced by Jane Moseley, County Planning Team Manager, who provided a presentation on the proposals, details of consultation and key issues in respect of the application. 

69.2   Mr Richard Burrett, Member for Pound Hill, spoke in objection to the application and in support of the recommendation that planning permission be refused.  Concerns were raised about the impact of site activities on local residents.  The site is not well situated, a better access exists onto Antlands Lane but the applicants choose not to use it.  Residents have concerns about dust from commercial vehicles which lands on homes, gardens, cars and people when out and about.  Residents accept the Committee had little choice but to approve the previous application WSCC/056/16/CR but feel that maintaining condition 4 is the most important thing and to remove it would be a retrograde action.  Residents are disappointed with the level of enforcement activity but accept that officers cannot be there 24 hours per day.  Crawley Borough Council agrees with the recommendation.  The Committee was urged to refuse the application.

69.3   During the debate the Committee raised the points below and clarification was provided by the Planning Officers, where applicable:

Dust

Point raised – There was clear evidence during the site visit on the impact of dust, so residents’ concerns are understood.

Response – None required.

Reasoning behind the application

Point raised – What does the applicant hope to gain by the application?

Response – The applicant feels that the condition is unreasonable and should only apply to HGVs, not all commercial vehicles.

Sheeting versus covering

Points raised – What does the applicant mean by ‘sheeting’ rather that ‘covering’.  How many HGVs would be sheeted?

Response – Sheeting is likely to involve HGVs with a sheet that is placed over the top of the HGV by means of an extending arm.  The applicant has not provided details of numbers of HGVs to which this would apply.

69.4   The substantive recommendation,was proposed by Mr Patel and seconded by Lt. Cdr. Atkins and was put to the Committee and approved unanimously.

69.5   Resolved – That planning permission be refused, for the reasons set out in the committee report and agreed by the Committee.

69.6   The Committee recessed at 1.52 p.m. and reconvened at 2.07 p.m.

Report by Head of Planning Services

To consider and determine the following applications:

WSCC/030/18/SW      Installation of new lighting layout to the existing car parking area.  The Glebe Primary School, Church Lane, Southwick, West Sussex, BN42 4GB

WSCC/030/18/SWInstallation of new lighting layout to the existing car parking area.  The Glebe Primary School, Church Lane, Southwick, West Sussex, BN42 4GB

70.1   The Committee considered a report, as amended by the agenda update sheet, by the Head of Planning Services (copy appended to the signed minutes).  The report was introduced by Sam Dumbrell, Planner who provided a presentation on the proposals, details of consultation and key issues in respect of the application. 

70.2   Mr Barry Candy, local resident, spoke in objection to the application.  The need for lighting is accepted, but the tall lighting columns in the car are intrusive and impact on residents’ amenity; they should be replaced with bollard style lighting.  A school governor has stated that the tall lighting columns in the car park had not been a requirement.  The installation of lighting was sub contracted to a company based in Birmingham that has stated it is not prepared to amend the design which was done without any visit to the location.  A consultation was then carried out, but the design has not been changed.  The Head Teacher has stated that she was not engaged regarding the design, and would be happy with an alternative.  The tall columns are out of scale with the size of the car park.  The intensity of the lamps in the lighting columns is greater than that of the nearby highway lighting.  Residents’ objections are supported by their current County Councillor, and by a previous one as well.  The Committee is urged to either prevent the use of the tall lighting columns in the car park or impose restrictions on their height.

70.3   Mr David Simmons, Member for Southwick spoke on the application.  He requested that this matter be brought before the Committee.  The tall lighting columns in the car park cause a loss of amenity to local residents and can be said to have a significant impact on adjacent properties.  Shielding of lamps on tall columns does not prevent light spill.  Due process has not been followed: the lighting columns were installed without planning permission and without consultation.  Consideration of the impact has not included the floodlights on front of the school.  Lighting levels are unacceptable; only ‘adequate’ lighting is required and this could be obtained by use of bollard lighting in the car park.  Where bollard lighting is proposed along the access road, which next to walls and vegetation, it is considered adequate.  The bollard lighting has no impact on the adjacent Conservation Area and so should be used throughout.  The person in support of the application lives on the school site.  The designers/engineers did not even visit the site before the tall lighting columns were installed.  The part of the application recommending lighting columns in the car park should be rejected.

70.4   In response to points made by the speakers, Planning Officers clarified the following:

·         On the last point made Mr Simmons, the Committee is required to consider the acceptability of the whole application.

·         In relation to  ...  view the full minutes text for item 70.

Report by Head of Planning Services

To consider and determine the following applications:

WSCC/028/18/WP      Single Storey Extension to Existing School Comprising 3 No. Classrooms, Hall, Kitchen & Ancillary Accommodation, Additional Parking & External Works. Crawley Down Village C of E Primary School, Hophurst Drive, Crawley Down, West Sussex, RH10 4XA

WSCC/028/18/WPSingle Storey Extension to Existing School Comprising 3 No.  Classrooms, Hall, Kitchen & Ancillary Accommodation, Additional Parking & External Works.  Crawley Down Village C of E Primary School, Hophurst Drive, Crawley Down, West Sussex, RH10 4XA

71.1   The Committee considered a report, as amended by the agenda update sheet, by the Head of Planning Services (copy appended to the signed minutes).  The report was introduced by Benjamin Marshall, Apprentice Planner who provided a presentation on the proposals, details of consultation and key issues in respect of the application. 

71.2   Mr Oliver Durcombe, Head Teacher of Crawley Down Village C of E Primary School, spoke in support of the application.  An increase in housing means not all local children are able to attend the school due to lack of places.  The committee papers state there are 315 pupils with an increase of 15 pupils per year from September 2019.  This is inaccurate: there are currently 373 pupils and the intake has increased over the last three years.  The school is now full and there is a waiting list.  The main school building is no longer suitable; corridors, hall, toilets (60 reception children share 3 toilets) and kitchen cannot cope.  Modular classrooms added in 2016 provide enough space, but shared spaces are the biggest concern.  Health and safety concerns have been raised by Governors.  The proposed new development will accommodate the full 2 forms of entry as it moves through the school.  Increased group room spaces will enable more 1:1 and small group tuition.  The development retains a large proportion of the playing fields and provides additional hard play space.  The netball court will allow community use.  The children of Crawley Down should be able to attend their local school which should be fit for purpose.

71.3   During the debate the Committee raised the points below and clarification was provided by the Planning Officers, where applicable:

Loss of trees and five year replanting and maintenance plan

Points raised – The loss of two trees was noted as being unfortunate but replanting was acknowledged.  A new condition should be included, based on standard wording, requiring a five year replanting and maintenance plan.

Response – Should the Committee wish to propose a condition requiring a five year replanting and maintenance plan then this would appear reasonable.

Need for the development

Point raised – Members noted the importance of enabling local children to attend their local school.

Response – None required.

Impact on residential amenity

Points raised – The impact on residential amenity and, in particular, one address in Hophurst Drive, was noted.  However, the need for the development outweighs these impacts.

Response – None required.

Netball Court

Points raised – It is disappointing to see that the netball court will not be lit, which will limit community use to daylight hours; what is the reason for this?  What was the response to this from Sport England?

Response – Sport England, on re-consultation, requested a Community Use Agreement.  Sports England were aware of and noted the  ...  view the full minutes text for item 71.

Report by Strategic Planning, County Planning Manager.

To note the schedule of County Matter applications and the schedule of applications submitted under the Town and Country Planning General Regulations 1992 – Regulation 3.

72.1   The Committee received and noted a report by the Head of Planning Services on applications awaiting determination (copy appended to the signed minutes) detailing the schedule of County Matter applications and the schedule of applications submitted under the Town and Country Planning General Regulations 1992 – Regulation 3.

Report by Strategic Planning, County Planning Manager.

To note the report of applications approved subject to conditions under the Town and Country Planning Act 1990 and Regulation 3 of the Town and Country Planning General Regulations 1992 since the Planning Committee meeting on 6 September 2016.

73.1   The Committee received and noted a report by the Head of Planning Services (copy appended to the signed minutes) applications approved subject to conditions under the Town and Country Planning Act 1990 and Regulation 3 of the Town and Country Planning General Regulations 1992 since the Planning Committee meeting on 17 July 2018.

The next meeting of the Planning Committee will be held at 10.30 a.m. on Tuesday 9 October 2018 at County Hall, Chichester, PO19 1RQ.

74.1  The following scheduled meeting of Planning Committee will be on Tuesday, 9 October 2018 at 10.30 a.m. at County Hall, Chichester.