Agenda item
Local Issues and Development Management Policies
This report summarises a range of planning issues that have been raised as a concern for Brent, primarily by Planning Committee or other Councillors. It discusses these in relation to the programme for the Local Development Framework and seeks the Planning Committee’s views on priorities and a future programme.
Minutes:
This report summarised a range of planning issues that had been raised as a concern for Brent, primarily by Planning Committee or other Councillors. The report discussed these in relation to the programme for the Local Development Framework and sought the Planning Committee’s views on priorities and a future programme.
Steve Weeks, Head of Area Planning brought to members’ attention the following issues that had been raised in relation to the interpretation of existing policy with specific planning applications or enforcement matters.
The continuing loss of public houses which had resulted in the loss of distinctive buildings and community focal points and the ease with which use class changes between A1 to A4 can be achieved without the need for planning permission. In responding to this he stated that such changes were determined by such market factors as brewery ownership, retail competition and land values, social changes and tastes. In his view it would be difficult to predict that development management policies could significantly influence the above factors unless distinctive local planning merits can be identified.
Steve Weeks highlighted the issue often raised that basements developments could threaten the structural integrity of adjoining properties, that the inclusion of lightwells could severely harm an area’s character and that the works involved could have a significant effect on the local area during construction. He stated that the Committee had normally approved applications involving basements on the basis that they were designed to minimise their visual impact on front gardens and neighbours. The Planning Committee had also recognised the potential nuisance factor and the scope of planning and environmental health to control this.
He then responded to concerns about the growth of Shisha bars and the problems they caused in terms of nuisance to local residents due to late night and open air operation and health concerns associated with the practice. Steve Weeks continued that the growth in Shisha establishments reflected demographic changes and had prompted a review in 2010 across those services which had a direct responsibility. This recognised health concerns, including for younger users, and concluded that this needed to be targeted by education and publicity. He continued that unauthorised operations were a significant planning enforcement issue.
The increase in betting offices and their link with anti social behaviour was another issue that had been raised. Steve Weeks informed members that where there had been cases of specific concerns about unlawful activity they had led to consultation with the police and the outcome determined through Licensing Committees of the Council rather than a planning decision.
Steve Weeks continues that the increase in the number of flat conversions and HMOs was a reflection in existing policies that sought to maintain family accommodation while increasing the housing stock. He added that whilst it could be possible to develop the suggestion by Councillor Jones, Lead Member for Human Resources & Diversity, Local Democracy and Consultation for adopting an upper limit on the total number of conversions, this would raise a number other matters including the following; lack of justification for a policy that discriminated between the tenure of the occupants; potential to limit housing stock.
Fast Food Outlets and Schools
This matter had been considered by the Planning Committee in November 2010 when it was resolved that it was appropriate to consider it as part of the preparation for the Development Management Policies DPD.
Councillor Lesley Jones, Lead Member for Human Resources & Diversity, Local Democracy and Consultation in addressing the Committee stated that developers were converting family houses into flats or houses in multiple occupation, sometimes without planning consent and to the detriment of the amenity and character of the areas affected. She added that in some cases refusal of planning permission did not necessarily deter developers as they were aware of the lengthy appeals process which enabled them to take advantage of rental income, avoid payment of the appropriate council tax whilst they waited for the appeal process to be concluded. Councillor Jones urged members to adopt the following measures to counteract the problem;
· percentage limit on conversions in areas where there was a problem
· identify ways to inconvenience retrospective application
· increase budget provisions for enforcement.
· request local estate agents to assist by advising prospective tenants of developments without planning permission
· provide a small proportion of Section 106 funds to be used in producing leaflets to educate residents on planning issues.
In the discussions that followed members endorsed the views expressed by Councillor Jones and asked that the issues raised by her and in the report be further explored. In noting the report, they expressed a particular concern about the plight of students and low income families who were largely the occupiers albeit victims of unauthorised conversions and emphasised the need for restrictions to be applied.
Chris Walker, Chief Planner informed members that Planning Services were making the best use of its enforcement team to achieve above targets results, liaising with local estate agents and in some cases using proceeds from the Crime Act to punish serial perpetrators. He undertook to explore the issues raised by Councillor Jones.
RESOLVED:-
that the issues outlined in the report and those raised by Councillor Jones be agreed to be considered as part of the programme for the preparation of the Development Management Policies.
Supporting documents: