20/00401/VARM - 60 High Street
Decision Maker: Development Management Committee
Decision status: Recommendations Approved
Is Key decision?: No
Is subject to call in?: No
A Section 73 application for minor material
amendments to planning permission ref 18/01084/FULM for the
redevelopment of the site to provide a mixed use scheme including
29 no. Class C3 residential units and Class A1 retail floorspace,
with cycle parking and associated works, to vary Condition 2
(approval plans) to reflect minor material amendments to internal
layouts, re-orientation of balconies, minor reduction in retail
floor space, the inclusion of 2 no. disabled car parking spaces and
other associated development replacements/amendments
The Principal Planning Officer (AC), summarised his report to the meeting.
There being no speakers for or against the application, the Chair summarised his thoughts to the committee, stating that it seemed to be very similar to original, but with improvements. He particularly commended the changes to the windows on the top floor and the revised balconies. The Chair then passed the matter to the committee for their comments.
Councillor Collett commented that whilst she did approve of the application, she felt that the committee should express their general disapproval of the lack of affordable homes and lack of family apartments.
The Chair underlined that the committee’s role was to decide on the variations to the design, not the design in principle.
Councillor Bell commented that the site had changed ownership and invited the officer to comment.
The Principal Planning Officer replied that the role of his department was really to assess the planning merits of applications and they had no sway over site ownership.
Councillor Johnson expressed his view that the revised application was a definite improvement, but added his disappointment that the new owner was still refusing to consider providing a commuted sum. He accepted that this was not relevant to this application, but felt that this should be aired.
The Chair pointed out that there was a provision for a review, which may result in a commuted sum.
The Chair then proposed a vote that planning permission be granted subject to the completion of a deed of variation to secure the planning obligations contained in the s.106 agreement dated 7th February 2019 and the conditions contained in paragraph 8 of the officer’s report.
In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Jeffree requested that it be recorded in the minutes how members cast their votes.
Those members voting for the motion:
Councillors Bell, Collett, Jeffree, Johnson, Pattinson, Smith, Watkin and Williams.
Those members voting against the motion:
Councillor Mills was unable to vote.
The motion was declared to be CARRIED by eight votes to none, with no abstentions.
That planning permission be granted subject to the completion of a deed of variation to secure the planning obligations contained in the s.106 agreement dated 7th February 2019 and the conditions listed below:
1. The development to which this permission relates shall be begun before 7th February 2022.
2. The development hereby permitted shall be carried out in accordance with the following approved drawings:-
3. No construction works above damp proof course level shall commence until details of the materials to be used for all the external finishes of the building, including walls, roofs, doors, windows, fascias, balconies and balustrades, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved materials.
4. No construction works above damp proof course level shall commence until detailed drawings of the window and door reveals, balconies, brick detailing, capping to the external walls and shopfronts, have been submitted to and approved in writing by the Local Planning Authority. The details of the balconies shall also include the provision of privacy screens to the northern side of the balconies adjoining 52A-56, High Street facing Wellstones and the southern side of the balconies adjoining 62-70, High Street facing into the site. The development shall be carried out only in accordance with the approved details.
5. No construction works above damp course level shall commence until a detailed surface water drainage scheme for the site, based on the approved Flood Risk Assessment and Surface Water Management Report, Project No 376 Rev C dated August 2018, prepared by Flo, drawing reference number DR-100 Rev. P5 – Outline Drainage Design and exceedance route layout, has been submitted to and approved in writing by the local planning authority. The scheme shall include:
1. Detailed design of the drainage scheme including detailed engineered drawings of the proposed SUDS features including their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs and all corresponding discharge and volume calculations/modelling. The plan should show any pipe ‘node numbers’ that have been referred to in network calculations and it should also show invert and cover levels of manholes.
2. Structural calculations of the building in order to ensure that it can accommodate the proposed blue roofs.
The scheme shall subsequently be implemented in accordance with the approved details prior to occupation of the development.
6. No part of the development shall be occupied until a management and maintenance plan for the SUDS features and drainage network has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
1. Provision of complete set of as built drawings for the site drainage.
2. Maintenance and operational activities and arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.
The management and maintenance plan shall be implemented in accordance with the approved details throughout the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority.
7. The development hereby approved shall be carried out in accordance with the Energy & Sustainability Report dated 31st July 2018 prepared by MES Building Solutions, unless otherwise agreed in writing by the Local Planning Authority.
8. No construction works above damp course level shall commence until details of a final noise mitigation scheme which is based on the recommendations in the Noise Impact Assessment carried out by soundsolution consultants Technical Report 30454 R2 dated 31st July 2018 has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of ventilation and specification details of the building envelope to achieve the internal noise levels contained in BS 8233:2014. No part of the development shall be occupied until all the works forming part of the approved scheme have been completed.
9. No part of the development shall be occupied until full details of a soft and hard landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved hard landscaping shall be carried out prior to first occupation of the development and the approved soft landscaping shall be carried out not later than the first available planting and seeding season after completion of the development. Any trees or plants whether new or existing which within a period of five years die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved by the Local Planning Authority.
10. No part of the development shall be occupied until refuse, recycling and cycle storage facilities have been provided in accordance with the approved plans. The storage facilities shall be retained at all times thereafter.
11. The ground floor commercial unit shall only be used for retail purposes within Use Class A1 of the Town and Country Planning (Use Classes) Order 1987 (as amended), unless otherwise agreed in writing by the Local Planning Authority.
12. The development shall only be carried out in accordance with the programme of archaeological works set out in the approved Written Scheme of Investigation for an Archaeological Watching Brief by Compass Archaeology dated January 2020.
The building shall not be occupied until the archaeological site investigation and post investigation assessment has been completed in accordance with the programme set out in the Archaeological Written Scheme of Investigation and the provision made for analysis and publication where appropriate.
IN907 Positive and Proactive Statement – Grant.
IN909 Street Naming and Numbering.
IN910 Building Regulations
IN911 Party Wall Act
IN912 Hours of Construction
IN913 Community Infrastructure Levy
IN914 Section 106 Agreement
Report author: Paul Baxter
Publication date: 06/08/2020
Date of decision: 29/07/2020
Decided at meeting: 29/07/2020 - Development Management Committee