Agenda item

The construction of 91 small B1 & B8 use commercial units with ancillary facilities, associated car parking and landscaping; and the construction of 5 commercial office blocks with B1 use with associated car parking and landscaping (Amended description).

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of approval.

At the meeting, an oral presentation was made by the Council’s Agency Planning Officer (JS) in respect of the application.

An update sheet was circulated to the Committee prior to the meeting with details of:

1.           Clarification was received received from the tree officer in order to address concerns raised by members during the course of the member’s site visit on Wednesday 30^th May.

The tree identified as T1 on the tree report is a mature healthy specimen that does not appear to have any significant structural defects. From a visual inspection from the ground it shows no signs of pest or disease infestation or attack. It is a good quality tree with considerable future life expectancy

In terms of the amenity value of T1 its position is such that views are limited to a few locations on the Old Ipswich Road and from a short section of Crown Lane. Of course it can be seen from the old driving range – but this is not a place where the public are freely able to visit.  The tree is some way from the nearest public places from which it can be seen. This means that although the tree is a very good specimen its amenity value is only moderate.

The remainder of the line of trees will be retained and will make a positive contribution to the appearance of the area. At the time of my first site visit I was of the opinion that the retention of the remainder of the trees covered by the TPO meant that the removal of a single tree would not have a significant detrimental impact on the amenities of the locality – especially taking into account the position of T1 and the degree to which it can currently be seen and enjoyed by the public

Although it would be desirable to retain the tree the new planting associated with the development of the land will greatly increase the local tree population.

On balance, and only in terms of issues relating to trees, it is considered that the scheme will significantly increase the number of trees planted in the vicinity and that this would be adequate compensation for the loss of the tree in question.

The development proposal also necessitates the removal of two smaller Oak trees; these are T9 of the tree report and another Oak on the boundary with the highway. The removal of these trees will also not have a significant adverse impact on the character or appearance of the area.

As previous comments – soft landscaping required

2       In respect of public footway provision – a new 2m wide footway would be required on the eastern side of Old Ipswich Road from the site entrance to the pedestrian access into the Crown Inn. A pedestrian crossing would be provided to connect to an existing footway on the western side of Old Ipswich Road, utilising a central reservation.  This is dealt with under Condition 9 of this Report and will in turn require a S278 Highways Agreement to be entered into.

Following discussion by the Committee,  it was proposed by Councillor Everett and  seconded by Councillor McWilliams to defer the application.  Upon being put to the vote, eight voted to defer the application, one voted against deferring the application and there was one abstention.  Therefore it was RESOLVED that consideration of this application be deferred in order to enable the Officers to hold further discussions with the applicant with a view to the redesigning one section of the small business units in order to retain the oak tree, which was the subject of a Tree Preservation Order.