To consider the planning applications contained in the list.
(a) No 1 on the Plans List (18/00874/FULL – Conversion of artist studios to 2 holiday lets - Cleave Barton, Bickleigh)
The Area Team Leader addressed the meeting highlighting the contents of the update sheet which contained additional comments by the agent and the removal of the second reason for refusal as the issue had been addressed.
She outlined the contents of the report by way of presentation highlighting the location of the application site, the position of the leat and the low lying land, the proximity of the buildings to one another, the distance from the site to the River Exe, the existing and proposed plans, floor plans and the escape route back to Cleave Barton House. Members also viewed photographs from various aspects of the site including the public footpath and an information sheet which provided evidence of previous flood damage (provided by the Environment Agency).
The Flood and Coastal Risk Engineer representing the Environment Agency was invited to address the meeting. He outlined the guidance within the National Planning Policy Framework and the strict tests that should be applied, he emphasised that the development could not be made safe from flooding and should not be permitted. He outlined the flood issues in the area and the magnitude of previous floods. He outlined the modelling that had taken place and the depth of water calculated which could be fatal. He addressed the flood mitigation for Cleave Barton House, the evacuation plan and whether the house would be able to withstand an extreme event even though it was tanked and whether visitors to the site would be able to react effectively to an extreme event.
The Area Team Leader then addressed the questions posed at public question time and provided the following answers:
· The Environment Agency was a statutory consultant and it helped identify matters to be addressed and reviewed the Flood Risk Assessment. An objection from the Environment Agency together with information and guidance within the NPPF and planning practice guides had led to the recommendation of refusal.
· With regard to question 2, the application was before the committee for determination.
· With regard to the evidence to justify an objection, the evidence was the flood risk.
· With regard to objections in the public domain, she stated that the objections to the application were in the public domain, however she had been sent some photographs from the objector who had requested that they remain confidential, the photographs had remained confidential and were therefore not mentioned in the officer report.
· Members had all the information to assess the case.
Consideration was given to:
· The National Planning Policy Framework
· The size of the floodplain
· Recent flooding events and climate change
· The change of use of the building from a gallery to overnight accommodation
· The views of the objector with regard to having observed the flooding of Cleave Barton site that ... view the full minutes text for item 119