Approved –

 

1.      That a “Notice of Proposal” is published and for those proposals where no objections are received or where objections are subsequently withdrawn “Make” the TRO and implement the proposals and for those proposals where objections are received and not subsequently withdrawn, report the details of the objections together with Officer’s recommendations so that further instructions can be obtained.

 

2.      That residents and businesses in the immediate vicinity of the proposals be consulted by means of a letter and plan drawing their attention to the published “Notice of Proposals” and explaining how they can obtain more details of the proposals and make representations should they wish.

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 7^th 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:

None

 

Councillor Mills was unable to vote. 

 

The motion was declared to be CARRIED by eight votes to none, with no abstentions.

 

RESOLVED –

 

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 7^th February 2019 and the conditions listed below:

 

1.      The development to which this permission relates shall be begun before 7^th February 2022.

         

2.      The development hereby permitted shall be carried out in accordance with the following approved drawings:-

         

489-CDA-ZZ-00-DR-A-00-0100_S73-1 R1

489-CDA-ZZ-00-DR-A-01-0100_S73-1 R1

489-CDA-ZZ-00-DR-A-05-0100_S73-1 R1

489-CDA-ZZ-01-DR-A-05-0101_S73-1 R1

489-CDA-ZZ-02-DR-A-05-0102_S73-1 R1

489-CDA-ZZ-03-DR-A-05-0103_S73-1 R1

489-CDA-ZZ-04-DR-A-05-0104_S73-1 R1

489-CDA-ZZ-05-DR-A-05-0105_S73-1 R1

489-CDA-ZZ-06-DR-A-05-0106_S73-1 R1

489-CDA-ZZ-07-DR-A-05-0107_S73-1 R1

489-CDA-ZZ-XX-DR-A-05-0200_S73-1 R1

489-CDA-ZZ-XX-DR-A-05-0201_S73-1 R1

489-CDA-ZZ-XX-DR-A-05-0202_S73-1 R1

489-CDA-ZZ-XX-DR-A-05-0203_S73-1 R1

 

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 31^st 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 31^st 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.

 

Informatives

 

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

 

The Chair introduced the item to the committee and invited the Principal Planning Officer (AC) to present his report. 

 

At the conclusion of the presentation, the Chair thanked the officer and expressed his support for the scheme.   In the absence of any speakers, he passed the matter to the committee for comments. 

 

Councillor Smith noted the nearby power lines and that they had been there for a long time.  It seemed strange that the minimum distances to the power lines were not taken into account from the outset.  He asked the officer if the three new units were “flexicare”.

 

The Principal Planning Officer confirmed that they were and briefly addressed the issue of the power lines. 

 

Councillor Pattinson asked what the difference was between “flexicare” and “extracare”.  She also expressed her disappointment regarding the changes to the design, particularly relating to block D and the loss of the pitched roof lines.  She also expressed regret that the café had also been removed.   

 

The Principal Planning Officer explained “flexicare” and “extracare”; both allowed the elderly to live independently and have 24 hour support if needed.  He went to comment on the various design changes.   The pitched roofs were lost due to the reduction in massing at the rear. 

 

He concluded by commenting that although the café had been lost, a café could easily occupy one of the new 9 retail units. 

 

The Interim Head of Planning and Building Control further clarified that “extra care” was exclusively for residents who required immediate care.  In other words, a very narrow criterion.  Whilst “flexicare” could include those people, but also elderly people who might not immediately require that same level of care, but may need it in the future. 

 

The Chair then proposed a vote that planning permission be granted, subject to the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990 as set out below, and subject to the conditions in Section 8 of the officer’s report and the amendments in the update sheet.

 

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, Mills, Sharpe, Smith and Watkin.

 

Those members voting against the motion:

Councillor Pattinson

 

The motion was declared to be CARRIED by eight votes to one with no abstentions.

 

RESOLVED –

 

That planning permission be granted, subject to the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990 as set out below, and subject to the following conditions:

Section 106 Heads of Terms

i)          To secure the provision of fire hydrants as required to serve the development.

ii)         To secure a minimum of 89 dwellings as affordable housing comprising 9 social rented and 80 affordable rented units. The remaining 44 dwellings to be provided as social rented, affordable rented or private rented units.

Conditions

1.           The development to which this permission relates shall be begun within a period of 3 years commencing on the date of this permission.

2.           The development shall only be constructed in accordance with the following approved drawings, unless otherwise agreed in writing by the Local Planning Authority:  SW-M437-AD-D7000C, D7001C, D7002C, D7003C, D7004C, D7005C, D7006C, D7007C, L7000E, L7002E, L7100

 

3.           No development shall commence until an Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. This Plan shall include details of contractors’ parking, arrangements for the delivery and storage of materials, any temporary access/egress points to adjoining highways, measures to mitigate noise and dust, and wheel washing facilities. The Plan as approved shall be implemented throughout the demolition/construction period.

 

4.           No development shall commence until a Site Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority for. This Plan shall include demolition and construction works. The Plan as approved shall be implemented throughout the demolition/construction period.

 

5.           No construction works shall commence to Block D until an acoustic report, assessing any noise impacts on the proposed dwellings from the adjacent existing electricity sub-station located on the northern boundary of the site and proposing any necessary mitigation measures, has been submitted to and approved in writing by the Local Planning Authority. No dwelling in this block shall be occupied until any respective mitigation measures have been installed in full. These measures shall be retained at all times.

 

6.           No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

 

1)        A preliminary risk assessment which has identified: - all previous uses - potential contaminants associated with those uses - a conceptual model of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site.

2)        A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

3)        The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4)        A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

 

7.           No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

 

8.           No development should take place until a long-term monitoring and maintenance plan in respect of contamination including a timetable of monitoring and submission of reports to the Local Planning Authority, shall be submitted to and approved in writing by the Local Planning Authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to and approved in writing by the Local Planning Authority. Any necessary contingency measures shall be carried out in accordance with the details in the approved reports. On completion of the monitoring specified in the plan a final report demonstrating that all long-term remediation works have been carried out and confirming that remedial targets have been achieved shall be submitted to and approved in writing by the Local Planning Authority.

 

9.           If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

 

10.         No infiltration of surface water drainage into the ground at this site is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

 

11.         Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

12.         The development shall only be implemented in accordance with the external materials approved under ref. 18/00549/DISCON:

 

              Main facing brick - Wienerberger Westminster Yellow Multi

Detail brick - Wienerberger Staffordshire Smooth Brown

Redland Plain roof tile - Charcoal Grey

Redland Mockbond Mini Stonewold roof tile - Charcoal Grey

Thermowood D Pine timber cladding (Vincent Timber)

EurocellEurologik uPVC window and door system - Slate Grey

GAP Homeline uPVC fascias and soffits - Black

FloPlast uPVC rainwater goods - Black

 

Drawing no. SW-M437-AD-B7000 A (Block B elevations illustrating intended use of materials)

Drawing no. SW-M437-AD-E7000 A (Block E elevations illustrating intended use of materials)

 

13.         No dwelling shall be occupied until details of a lighting scheme for the development have been submitted to and approved in writing by the Local Planning Authority.  The scheme shall be installed as approved.

 

14.         No impact piling shall take place within the site until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.

 

15.         No dwelling shall be occupied until a detailed soft landscaping scheme for all the land within and adjoining the respective part of the site, has been submitted to and approved in writing by the Local Planning Authority. This shall include the retention of existing trees and hedging where possible and measures to enhance the ecological biodiversity of the site. The approved landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of the respective block forming part 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.

 

16.         The development shall only be implemented in accordance with the hard landscaping scheme approved under ref. 19/00565/DISCON:

 

              Drawing no. SW-M437-AD-L7000 Rev.D

-Permeable surface - Forterra 200x100x80mm Aquaflow block paving - Colour: charcoal grey. Colour: autumn yellow for parking bay demarcation.

-Village green/playspace path- Geveko Angular buff resin bonded gravel.

-Market square block paving (vehicular)- Tobermore Sienna 240x160x80 - Colour: graphite. Demarcation - Colour: silver

-Market square block paving (pedestrian)- Tobermore Sienna 240x160x80 - Colour: sandstone.

-New mews & driveway block paving - Formpave Royal Forest 200x100x80mm - Colour: red brindle

-Road crossing paving- Marshalls 400x400 tactile blister standard red.

-Flao pavino - Marshalls 450x450x50 Saxon Textured - charcoal

 

17.         No individual dwelling, as identified on the approved drawings, shall be occupied until the respective refuse and recycling facilities and cycle storage facilities to serve the dwellings, as shown on the approved drawings, have been constructed. These facilities shall be retained as approved at all times.

 

18.         No individual dwelling, as identified on the approved drawings, shall be occupied until the respective vehicle parking accommodation, as shown on the approved drawings has been provided and made available for use.  This parking accommodation shall be permanently retained and shall not be used for any other purpose than the parking of vehicles of occupants of the development or visitors to the site.

 

19.         No development shall commence until the details of a surface water drainage scheme for the site have been submitted to and approved in writing by the Local Planning Authority.

 

 

Informatives

 

1.           IN907 Consideration of the proposal in a positive and proactive manner.

2.           IN910 Building Regulations.

3.           IN911 Party Wall Act.

4.           IN912 Hours of construction.

5.           IN913 CIL Liability.

6.           IN909 Street naming and numbering.

7.           IN914 Section 106 Agreement/Undertaking.

8.           IN915 - Highway Works - HCC agreement required.

 

The Principal Planning Officer (AC) presented his report to the committee.  The Chair then invited Ms Tracey Hardy, of Wakelin Associates, to address the committee. 

 

Ms Hardy highlighted certain areas of the report.  She explained that the development had been redesigned to reduce the impact on neighbouring properties, in consultation with the planning authorities.  She added that the design was such that it would respect the neighbouring properties and had off-road parking and soft landscaping.  This would be an improvement over the existing hard standing. 

 

She also pointed out that the development was on a brownfield site and offered family housing in an appropriate location in the town.  The development was in accordance with local and national planning policy. 

 

The Chair thanked Ms Hardy for her presentation and commented that whilst the development was high density, it was difficult to argue against it and it seemed a sensible application.  He added that the unorthodox design reduced the impact on 168 to 178 Sandringham Road and he saw no reason to object to the application. 

 

Councillor Williams raised the issue that a number of residents were highlighting parking as a loss of amenity.  He asked the Principle Planning Officer to explain the changes to parking and why it was no longer a valid consideration.  

 

The Principal Planning Officer explained that policy had now moved towards more sustainable forms of transport.  He added that the area was about to have a controlled parking scheme, which would probably reduce pressure on parking. 

 

Councillor Bell commented that one of the objections mentioned the design and how it would fit into the area.  He asked the officer to detail how the proposal might reflect the character of the area. 

 

The Principal Planning Officer pointed out that the south side of the road had semi-detached houses, similar to the proposed development.  Additionally, he felt that the size, scale and materials used were similar to surrounding properties and therefore would sit well within the streetscene. 

 

Councillor Johnson commented briefly that whilst he did not particularly like infill developments, this was policy compliant and he would be supporting it. 

 

Councillor Smith asked the officer whether the eight new trees detailed on the application were semi-mature or mature, as this would have an effect on the drainage in the area. 

 

The Principal Planning Officer pointed out that the types of trees were noted on the application and one of the conditions was for the planning authority to agree all the trees and shrubs that would be planted. 

 

Councillor Collett noted that immature trees get broken and asked if the council could ensure that the trees planted were sufficiently mature. 

 

The Principal Planning Officer replied that the condition required the trees to be planted within one planting season and for a period thereafter to be replaced if they should die.  This should address Councillor Collett’s concerns. 

 

Councillor Watkin commented that he would be supporting this application and that he felt it was an improvement over the current garages. 

 

The Chair then proposed a vote to approve the application in accordance with the officer’s recommendation.

 

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:

None.

 

Councillor Mills was unable to vote. 

 

The motion was declared to be CARRIED by eight to none with one Councillor unable to vote.

 

RESOLVED –

 

That planning permission be granted subject to the conditions listed below:

 

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

 

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings:

 

-          NTR-20-PL-LP01

-          NTR-20-PL-EX01

-          NTR-20-PL-L01

-          NTR-20-PL-L02

-          NTR-20-PL-L03

-          NTR-20-PL-L04

-          NTR-20-PL-L05

-          NTR-20-PL-L06

-          NTR-20-PL-L07

-          NTR-20-PL-L08

-          NTR-20-PL-L09

 

3.         No construction works shall commence until detailed design drawings of the houses, including the porches, windows reveals and protrusions, external door reveals, brick banding detailing, eaves details, barge boards and rainwater goods 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 details.

           

4.         No construction works shall commence until details of the materials to be used for all the external finishes of the building, including walls, roof, doors and windows, 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.

           

5.         No dwelling shall be occupied until full details of a hard landscaping scheme, including details of boundary treatments and the drainage of the parking spaces, have been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details. These details shall include 2m x 2m pedestrian visibility sight splays, free from obstruction between a height of 600mm and 2.0m and relative to the back of the footway on both sides of the parking spaces. These visibility splays shall be retained at all times.

 

6.         No dwelling shall be occupied until full details of a soft landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved landscaping scheme 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.

           

7.         No dwelling shall be occupied until details of the cycle and refuse stores have been submitted to and approved in writing by the Local Planning Authority and have been constructed in accordance with the approved drawings. The bin stores shall be retained as approved at all times.

 

8.         Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any modification or re-enactment thereof), no development permitted under Schedule 2, Part 1, Classes A, B, C or D of the Order shall be carried out to the new houses without the prior written permission of the Local Planning Authority.

 

Informatives

 

1.         Positive and proactive statement

2.         Street Name and Numbering

3.         Building Regulations

4.         Party Wall Act

5.         Community Infrastructure Level Liability

6.         Hours of Construction

7.         Highway Works – HCC agreement required

The Chair introduced the item to the committee and invited the Interim Head of Planning and Building Control to present his report. 

 

The Chair then invited Mr Douglas Bond to address the Committee. 

 

Mr Bond pointed out that this was a Section 106 variation on an already approved application and represented a significant redevelopment in the area.  It would improve the stock of office space within the town, as well as providing good-quality housing. 

 

He explained that since that approval had been granted, the applicant had been working towards implementation of the project.  However, the mechanism for the affordable housing contribution had created a too much uncertainty around the cost of the scheme.  This had hindered the investment funding required to progress the scheme. 

 

Following viability reports, including one from the council’s own viability consultants, it had been determined that a fixed one-off payment of £1.65 million, was the maximum amount, would be paid.  This would be in addition to the other obligations and also represented an increase from £1.4 million to £1.65 million, upon practical completion of the development and would therefore be received much sooner than the previous 106 agreement.   The viability reports stated that there was no realistic possibility of more funds, so this should be seen as acceptable and compliant with planning policy. 

 

The Chair thanked Mr Bond and passed over to the committee for comments. 

 

Councillor Johnson asked for clarification on the definition of “practical completion”.

 

The Interim Head of Planning and Building Control stated that this was a frequently used and well understood definition within the world of development.  He defined the phrase as meaning that the development has been completed and signed off, with the certificates issued by building control. 

 

Councillor Bell asked if the payment was essentially £1.65 million or nothing. 

 

The Interim Head of Planning and Building Control replied that it was the applicant’s stated position and if it was not accepted the scheme would be less likely to be delivered. 

 

Councillor Smith commented that the review mechanism was in place and he was reluctant to move away from that, despite the short-term gains. 

 

The Chair noted that there had been a number of viability studies, the council’s viability consultants had concurred that the theoretical long-term gains from the original agreement were not there. 

 

The Interim Head of Planning and Building Control added that the current permissions had been in place for two years and stressed that multiple viability consultants had all agreed that the maximum payable would be £1.65 million. 

 

Councillor Watkin commented that the proposed revision offered the earliest possible payment option.  He asked if, with the current Covid crisis and the potential for reduction in the need for office space, there was a future risk of the development being changed to residential space.  

 

The Interim Head of Planning and Building Control reassured the councillor that permitted development rights for office to residential conversion, only applied to existing buildings.  Planning permission would be required to effect any such changes. 

 

The Principal Planning Officer commented that Clarendon Road was subject to an Article 4 direction which also meant that planning permission would be required for a change of use.  

 

The Chair then proposed a vote, that the request to vary the Section 106 agreement of planning permission 17/00740/FULM be approved and the agreement be varied as contained in Section 7 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 Collett, Johnson, Pattinson, Watkin and Smith.

 

Those members voting against the motion:

Councillors Bell, Mills and Smith.

 

Those members abstaining from the vote:

Councillor Williams.

 

The motion was declared to be CARRIED by five votes to three with one abstention.

 

RESOLVED –

 

That the request to vary the Section 106 agreement of planning permission 17/00740/FULM be approved and the agreement be varied as follows:

 

i)          Clauses 3.6 and 3.8-3.13, which refer to the requirement for a viability review, be deleted.

 

ii)         Clause 3.7, which refers to a minimum affordable housing contribution of £1,400,000 to be paid following a viability review be varied to refer to a single payment to the Council of £1,650,000 (index-linked), to be paid on practical completion of the development.

 

iii)        All other associated clauses and definitions be varied accordingly.

 

The Chair introduced the item to the committee and invited the Development Management Team Leader to present the report of the Principal Planning Officer (AR). 

 

The Development Management Team Leader summarised the report for the committee. 

 

The Chair then invited Mr. Martin Pearce, of Weston Homes, to address the committee.  Mr. Pearce gave a summary of the history of the site and the application.  He emphasised that the application had been shaped and amended in close cooperation with the council and that this application reflected that coordinated approach.  He also made reference to the fact that all blocks within the development were protected by a sprinkler system, to give a high level of fire safety.

 

Councillor Bell commented that he had voted against the original proposal.  He noted the increase in the number of units, but pointed out that the percentage of affordable units was still only 10.5%.  He expressed his disappointment that, after two years, the affordable housing element of the application, was still so low. 

 

At this point, the Chair involuntarily left the meeting due to connectivity issues.  After a short delay to try and re-establish connection, the Vice Chair, Councillor Stephen Johnson stepped in to chair the meeting. 

There followed a discussion around the percentage of affordable and social housing.  Councillors Bell and Smith expressed their disappointment in such a low percentage of such housing. Councillor Sharpe highlighted that there could be an exception to the 35% affordable housing standard on the grounds of viability. This exception meant that the level of affordable housing in the development was not grounds for refusal.  This was conceded by the committee but it was felt that it was quite correct to criticise a developer in these circumstances. 

 

The Principal Planning Officer (AR) pointed out that the proposed provision was actually a higher cost to the developer as the tenure of affordable housing offered would comprise of only affordable and social rented units, without shared ownership, and on balance this was a good offer. The discussion then moved on to the addition of two storeys to the central blocks and the 25 degreesightlines.  Councillor Smith suggested that perhaps the height should have been added to the lower blocks towards the edges of the development.

The Principal Planning Officer (AR) explained that the higher blocks were the ones farthest away from the neighbours.  She added that the 25 degreesightlines merely triggered the need for a sunlight and daylight assessment.  These assessments had been carried out, with the result that the neighbours’ amenity would not be unreasonably harmed.  The Vice Chair then proposed a vote to approve the application in accordance with the officer’s recommendation.

 

In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Stephen Johnson requested that it be recorded in the minutes how members cast their votes.

 

Those members voting for the motion:

Councillors Collett, Johnson, Pattinson, Sharpe and Watkin.

 

Those members voting against the motion:

Councillors Bell and Smith.

 

Those members abstaining from voting:

Councillor Mills.

 

Those members absent when the vote was taken:

Councillor Jeffree.

 

The motion was declared to be CARRIED by five to two with one abstention.

 

RESOLVED –

That, planning permission be granted subject to the completion of a legal planning obligation under s.106 of the Town and Country Planning Act 1990 to secure the Heads of Terms, and subject to the conditions listed below:

 

Section 106 Heads of Terms

 

i)                To secure 7 units on the third floor of Block B of the development to be Affordable Housing units comprising 4 no. Affordable Rented units (1 no. 1B2P, 1no. 2B3P, 1no. 2B4P, 1no. 3B 5P) and 3 no. Social Rented units (1 no. 3B4P and 2 no. 3B5P);

 

Conditions

 

1.     Omitted - development under 18/00803/FULM has commenced and so time limit is not required. 

 

2.         The development hereby permitted shall be carried out in accordance with

            the following approved drawings:-

            WH200-19-P-05.101 RevP1, Site Location Plan;

WH200-19-P-10.101 RevP1, Existing Site Plan;

WH200-19-P-25.199 RevP2, Lower Ground Floor;

WH200-19-P-25.200 RevP2, Ground Floor Plan;

WH200-19-P-25.201 RevP2, 1st Floor Plan;

WH200-19-P-25.202 RevP2, 2nd Floor Plan;

WH200-19-P-25.203 Rev P2, 3rd Floor Plan;

WH200-19-P-25.204 Rev P2, 4th Floor Plan;

WH200-19-P-25.205 Rev P2, 5th Floor Plan;

WH200-19-P-25.206 Rev P2, 6th Floor Plan;

WH200-19-P-25.207 Rev P2, 7th Floor Plan;

WH200-19-P-25.208 Rev P2, 8th Floor Plan;

WH200-19-P-25.209 Rev P2, 9th Floor Plan;

WH200-19-P-25.210 Rev P2, 10th Floor Plan;

WH200-19-P-25.211 Rev P1, 11th Floor Plan;

WH200-19-P-25.212 Rev P1, 12th Floor Plan;

WH200-19-P-25.213 Rev P1, Roof Plan;

WH200-19-P-30.100 Rev P2, Front Blocks North & South Elevations;

WH200-19-P-30.101 Rev P2, Back Blocks North & South Elevations;

WH200-19-P-30.103 Rev P2, Blocks C & D – East & West Elevations;

WH200-19-P-30.104 Rev P2, Blocks E & F – East & West Elevations;

WH200-19-P-35.104 Rev P1, Sections AA & BB; and

WH200-19-P-35.105 Rev P1, Sections CC & FF.

 

3.         The surface water drainage scheme for the site shall be implemented prior to occupation of the development, in accordance the following details as approved under ref. 20/00338/DISCON.

WH200-18-45-01-04 Rev A

WH200-19-15-03 Rev B

WH200-19-15-24 Rev P1

WH200-19-15-25

WH200-19-15-27

WH200-19-15-30 Rev P1

WH200-19-15-31 Rev P1

2863-MP-01-A

Foul and Surface Water Strategy Report- WH200 Feb 2020 Ref IDL/868/DS/01

 

4.         The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Infrastructure Design Ltd (IDL), reference number IDL/868/DS/01, dated June 2018:

 

1.               Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off rate of 5 l/s during the 1 in 100 year event plus 40% of climate change event.

2.               Providing storage to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event providing a minimum of 409.4 m3 (or such storage volume agreed with the LLFA) of storage volume in Tubosider Helibore feature and additional 96 m3 and 106 m3 (or such storage volume agreed with the LLFA) in permeable paving areas.

3.               Discharge of surface water from the private drainage system into the Thames Water surface water sewer network.

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

5a.      Prior to occupation of each phase of the development, as identified by Condition 17, a verification report that demonstrates the effectiveness of the ground water treatment and monitoring phase remediation carried out in accordance with the approved remediation scheme (Remediation Strategy and Options Appraisal prepared by Card Geotechnics Limited (Document Ref: CG/28211A)), together with any necessary monitoring and maintenance programme, shall be submitted to and approved in writing by the Local Planning Authority. If changes are required to the injection/monitoring locations, a revised remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved monitoring and maintenance programmed for each remaining phase shall continue to be implemented.

 

5b.      Prior to occupation of each phase of the development, as identified by Condition 17, a verification report that demonstrates the effectiveness of the demolition and construction phases of remediation carried out in accordance with the approved remediation scheme (Remediation Strategy and Options Appraisal prepared by Card Geotechnics Limited (Document Ref: CG/28211A)), together with any necessary monitoring and maintenance programme and copies of waste transfer notes relating to exported and imported soils, shall be submitted to and approved by the Local Planning Authority. The approved monitoring and maintenance programmed for each remaining phase shall continue to be implemented.

 

5c.       Within 3 months of completion of the development, a verification closure report shall be submitted to and approved by the Local Planning Authority. The verification closure report shall detail all the remediation works completed in respect of the full site.

 

6.         In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

 

7.        The external materials of the development shall be finished in accordance with the details as approved under ref. 19/01468/DISCON as follows:

 

WH200-19-P-95.01 Rev P1 - External materials

WH200-19-P-95.02 Rev P1 - External materials

200-19-80-01 Rev B-  Window elevations

200-19-80-02 Rev B -  Traditional Construction Window detail (Blocks A, C, E, & G)

200-19-80-03 Rev P1 -  RC Frame construction Window Detail (Blocks B, D, F & H)

WH200/19/75.49 Rev B Canopy Details

Canopy Images

 

8.         The hard landscaping scheme for the site shall be implemented prior to occupation of the development, in accordance with the following details as approved under the discharge of condition application ref. 20/00367/DISCON.

 

2863-LA-01-E

2863-LA-02-B

2863-LA-03 - C

2863-DT-01

2863-DT-02 A

2863-DT-03

2863-DT-04

2863-MP-01-A

 

9.         The soft landscaping scheme for the site shall be carried out not later than the first available planting and seeding season after completion of 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. The soft landscaping scheme for the site shall be implemented in accordance with the following details as approved under the discharge of condition application ref. 20/00367/DISCON

 

2863-LA-01-E

2863-LA-02-B

2863-LA-03 - C

2863-PP-01 - A

2863-PP-02 - A

2863-PS-01 - A

2863-DT-01

2863-DT-02 A

2863-DT-03

2863-DT-04

2863-MP-01-A

 

10.      No part of the development shall be occupied until the modified access and egress arrangements from Sydney Road, as shown in principle on the approved drawings has been completed in full.

 

11.      No dwelling within each block of the development shall be occupied until the bin and bicycle storage of that block has been provided for the use of residents, in accordance with the approved drawings. These facilities shall be retained at all times for the use of the residential occupiers of the dwellings.

 

12.      Satellites for the development shall be installed in accordance with the drawing WH200/19/15.30 as approved under ref. 20/00368/DISCON.

 

13.      No dwelling shall be occupied until the details of car parking allocation havebeen submitted to and approved in writing by the Local Planning. The provision shall include an agreed allocation of on-site residential car parking spaces for use by the affordable housing units. The car parking spaces shall remain available for use by the allocated residents, in accordable with the agreed allocations, unless otherwise agreed in writing by the Local Planning Authority.

 

14.      All residential units shall achieve the recommended maximum internal noise levels under BS 8233 through the following provisions inaccordance with the Noise Impact Assessment dated June 2018 Ref 18-4127 Rev B.

·       Façade construction to achieve an Rw of at least 55dB

·       Double glazed window units with a Sound Reduction Index (SRI) of at least 28 dB Rw

·       Installation of acoustic trickle vents

 

15.      For the avoidance of doubt, no communications development permitted by Class B or Class C of Part 16 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 shall be undertaken on the building.

 

16.      The north facing windows of Block H serving the landing and stairwells at upper ground floor, first floor, second floor, third floor, fourth floor and fifth floor levels, shall be installed and retained with obscure-glazing, and shall be non-opening other than in parts of the windows which are more than 1.7 metres above the floor of the room in which the window is installed.

 

17.      The development shall be carried out in accordance with the 'WH200/19/P/P01 Rev04 Phasing Plan' unless otherwise submitted and approved in writing by the Local Planning Authority.

 

Informatives

 

IN912 Hours of Construction       

IN 913 Community Infrastructure Levy

IN914 S106 Agreement

IN909 Street Naming and Numbering

IN907 Consideration of the proposal in a positive and proactive manner

IN915 Highway Works – HCC agreement required

 

The Development Management Team Leader summarised the report of the Principal Planning Offer (AR) to the meeting, including the relevant planning history of the site.

 

There being no speakers for or against the application, the Vice Chair passed the matter to the committee for their comments. 

 

The committee universally expressed their disappointment at the poor quality of the offering and heavily criticised the developer on poor design and lack of affordable housing, especially given the need in Watford.

 

There was also criticism of the developer’s lack of engagement and communication with the council officers and that the developer had not attended the meeting to explain the application.  Comment was also made that this application just delayed the delivery of the consented scheme, which would provide much needed housing. 

 

The Vice Chair then proposed a vote to reject the application in accordance with the officer’s recommendation.

 

In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Stephen Johnson requested that it be recorded in the minutes how members cast their votes.

 

Those members voting for the motion:

Councillors Bell, Collett, Johnson, Mills, Pattinson, Sharpe, Smith and Watkin.

 

Those members voting against the motion:

None

 

Those members absent when the vote was taken:

Councillor Jeffree. 

 

The motion was declared to be CARRIED by eight votes to none, with no abstentions.

 

RESOLVED –

 

That planning permission be refused due to the reasons listed below:

 

1.     The proposal is not considered to be of high design quality. By reason of its height, scale and massing the proposed development would adversely affect the character of the neighbouring residential area and setting of non-designated heritage assets. The building lacks appropriate fenestration, articulation and detailing. Within the site, the building would create an oppressive and hostile environment for future occupiers with poor access arrangements to dwellings and poor natural surveillance and activity. As such the development would be of poor design, harmful to the character and appearance of the surrounding area and is not in accordance with paragraphs 122, 127 and 130 of the NPPF and Policies UD1 and UD2 of the Watford Local Plan Core Strategy 2006-31.

 

2.     The proposed development makes no provision for affordable housing. The application has failed to provide an accurate or up to date justification for the lack of affordable housing provision on the basis of viability and no s106 agreement has been completed to secure a viability review upon completion of the development. Consequently, the proposal is not in accordance with Policy HS3 of the Watford Local Plan Core Strategy 2006-31 and is contrary to paragraphs 62 and 64 of the NPPF in relation to affordable housing provision.

 

3.     By virtue of the position, height, bulk, layout and fenestration of the building, the development would unacceptably harm the amenities of the neighbouring occupiers, contrary to guidance of the Residential Design Guide 2016 and Policies SS1 and UD1 of the Watford Local Plan Part 1 Core Strategy 2006-31.

 

4.     The development would fail to create high quality dwellings for future occupiers. A noise assessment (in accordance with relevant British standards) has not been submitted to detail potential mitigation measures meaning that future occupiers of the development would experience noise disturbance and poor air quality. A Sunlight and daylight assessment (carried out in accordance with BRE publication entitled ‘Site Layout Planning for Daylight and Sunlight; A guide to good practice’) has not been submitted in relation to this development and by virtue of the ground level changes within the site and the layout, height and orientation of the development, some windows and dwellings will experience poor light and outlook.. The development layout would also fail to allow for sufficient amenity space for the dwellings as included in section 7.3.23 of the Residential Design Guide. As such, the development would fail to provide satisfactory residential accommodation for future occupiers, it does not therefore constitute a high quality or sustainable development and is contrary to guidance of the Residential Design Guide 2016 and Policies SS1 and UD1 of the Watford Local Plan Part 1 Core Strategy 2006-31.

 

5.     The application has been accompanied by a sustainable drainage systems report, however, the proposals for this relate to the previous scheme and do not relate to the revised scheme which includes a revised application site boundary and a revised footprint of building. Consequently, the application fails to demonstrate that the development would not increase flood risk elsewhere, reduce flood risk overall and give priority to the use of sustainable drainage methods. For this reason, the application fails to comply with Policies SD1 and SD2 of the Watford Local Plan Core Strategy 2006-31, paragraphs 99 and 103 of the National Planning Policy Framework (NPPF) and the advice contained within the Planning Practice Guidance (PPG).

 

The Vice Chair introduced the item to the committee and invited the Principal Planning Officer (AC) to present his report. 

 

The Vice Chair thanked the Principal Planning Officer (AC) and, noting there were no speakers, invited any comments from the committee.  There was a brief and general approval of the variations.  The Vice Chair then proposed a vote to approve the application in accordance with the officer’s recommendation.

 

In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Stephen Johnson requested that it be recorded in the minutes how members cast their votes.

 

Those members voting for the motion:

Councillors Bell, Collett, Johnson, Mills, Pattinson, Sharpe, Smith and Watkin.

 

Those members voting against the motion:

None.

 

Those members absent when the vote was taken:

Councillor Jeffree.

 

The motion was declared to be CARRIED by eight to none with no abstentions.

 

RESOLVED –

 

That planning permission be granted subject to the conditions below.

 

1.         The development to which this permission relates shall be begun before 29th March 2022.

 

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings:

 

-        6570-STRIPE-WP-XX-DR-AX-90004 P5 Location Plan @ 1:1250

-        6570-STRIPE-WP-XX-DR-AX-90003 P4 Proposed Site Plan @ 1:500

-        6570-STRIPE-WP-XX-DR-AX-30001 P10 Proposed MSCP Ground Level

-        6570-STRIPE-WP-XX-DR-AX-30002 P9 Proposed MSCP Level 01

-        6570-STRIPE-WP-XX-DR-AX-30003 P10 Proposed MSCP Level 02

-        6570-STRIPE-WP-XX-DR-AX-30004 P10 Proposed MSCP Level 03

-        6570-STRIPE-WP-XX-DR-AX-30005 P10 Proposed MSCP Level 04

-        6570-STRIPE-WP-XX-DR-AX-30006 P10 Proposed MSCP Level 05

-        6570-STRIPE-WP-XX-DR-AX-30007 P10 Proposed MSCP Level 06

-        6570-STRIPE-WP-XX-DR-AX-30009 P5 Proposed MSCP Parapet Level

-        6570-STRIPE-WP-XX-DR-AX-30541 P3 Proposed MSCP North Elevation

-        6570-STRIPE-WP-XX-DR-AX-30542 P3 Proposed MSCP East Elevation

-        6570-STRIPE-WP-XX-DR-AX-30543 P3 Proposed MSCP South Elevation

-        6570-STRIPE-WP-XX-DR-AX-30544 P3 Proposed MSCP West Elevation

-        6570-STRIPE-WP-XX-DR-AX-30601 P4 Proposed MSCP Section A

-        6570-STRIPE-WP-XX-DR-AX-30602 P4 Proposed MSCP Section B

-        6570-STRIPE-WP-XX-DR-AX-30603 P4 Proposed MSCP Section C

-        6570-STRIPE-WP-XX-DR-AX-30604 P4 Proposed MSCP Section D

-        6570-STRIPE-WP-XX-DR-AX-30605 P5 Proposed MSCP Section E

-        6570-STRIPE-WP-XX-DR-AX-30801 P2 North Elevation Headlight Protection

-        11284-WAT-NR-XX-DR-C-92140 P01 Section 38 Works Drainage Layout

-        11284-WAT-NR-XX-DR-C-92141 P01 Section 38 Works Drainage Layout Sheet 1

-        11284-WAT-NR-XX-DR-C-92142 P01 Section 38 Works Drainage Layout Sheet 2

-        11284-WAT-NR-XX-DR-C-92110 P01 Drainage Details Sheet 1

-        11284-WAT-NR-XX-DR-C-92111 P01 Drainage Details Sheet 2

-        11284-WAT-NR-XX-DR-C-92112 P01 Drainage Details Sheet 3

-        11284-WAT-NR-XX-DR-C-04016 P01 Proposed Drainage Layout

-        6570-STRIPE-WP-XX-DR-PX-52701 Rev B Revised proposed drainage sections

-        6570-STRIPE-WP-XX-DR-PX-52801 Rev E Revised proposed drainage plan

 

3.         The development of the site shall be carried out in accordance with the details and recommendations contained within the following document, unless otherwise approved in writing by the Local Planning Authority.

 

Multi Storey Car Park Design Report, prepared by STRIPE, dated 03.02.2019

Planning Statement: Watford Riverwell Multi Storey Car Park October 2018 prepared by Savills

-        Transport Statement, Watford Riverwell, Northern Masterplan, MSCP October 2018, prepared by Mayer Brown. (Report ref KPWatford.1. FINAL)

-        Transport Technical Noe, prepared by Mayer Brown, dated 19.12.2019

-        Matchday Management Plan, prepared by Mayer Brown, dated May 2020

-        Arboricultural Survey and Impact Assessment October 2018 (Report ref RT-MME-128664)

-        Energy and Sustainability Report October 2018 Issue P1, prepared by elementa

-        Planning noise report, prepared by ion Acoustics. (Report ref Acoustic A1354 RO1)

-        Environmental Statement Non-Technical Summary October 2018 prepared by Savills

-        Environmental Statement Addendum February 2020, prepared by Savills

-        Preliminary Environmental Risk Assessment (Report ref. WIE11284-102R.3.2.2.PERA);

-        Geo-Environmental Quantitative Risk Assessment (Report ref. WIE11284-102-R.7.3.2.GQRA);

-        Flooding and Drainage Strategy: Flood Risk Assessment and Drainage Strategy Sept 2018 (Ref WIE11284-104-R-4-3-1-FRA) and Response to LLFA Queries (Ref 6570-STRIPE-XX-XX-XX-RP-ZX-52001 REV P1.)

-        Daylight and Sunlight Report, prepared by eb7, dated 18.12.19

 

Should the details contained within one of the aforementioned documents differ from the requirements of another condition on this planning permission, the details set out in the other condition shall take precedence.

 

4.         Construction of the development shall be carried out in accordance with the recommendations detailed in the management plan numbered: 3443, titled: Watford Heath Campus Enabling Works and dated: 18/11/2019.

 

5.         Remediation of contamination shall be carried out in accordance with the recommendations detailed in the outline remediation strategy reference: WIE11284-102-R-6-4-2-RS_CW, dated: December 2019.

 

6.         Contamination Monitoring and Maintenance shall be carried out in accordance with the recommendations detailed in the foundation works risk assessment reference: WIE11284-102-R-25-1-2-FWRA, dated: December 2019.

 

7.         No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the local planning authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.

 

8.         Piling shall be carried out in accordance with the recommendations detailed in the foundation works risk assessment reference: WIE11284-102-R-25-1-2-FWRA, dated: December 2019.

 

9.         A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be submitted to and approved in writing by the local planning authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme as approved shall be implemented prior to the occupation of any part of the permitted development.

 

10.      Following completion of measures identified in the approved remediation scheme and within three months of first use of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented. The above must be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

 

11.      Reporting of Unexpected Contamination: In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

 

12.      Prior to the commencement of the use of any part of the development, a scheme detailing the electric vehicle parking provision shall be submitted to and approved in writing by the Local Planning Authority. This shall include active and passive EV provision to be installed in the car park. The provision as approved by this condition shall be installed and made available for use prior to the use of the development.

 

13.      Should the masterplan development adjacent to the development not be commenced within 5 years from the commencement of the use of the car park, all gaps in the car park façade shall be infilled with cladding and external facing material to match the building, as detailed in the Multi Storey Car Park Design Report, prepared by STRIPE, dated 03.02.2019, unless otherwise agreed in writing by the Local Planning Authority.

 

14.      The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment, as shown on the Proposed MSCP Ground Level Surface Water Drainage drawing, drawing number 6570-STRIPE-WP-XX-DR-CD-52802, revision P2, dated 3rd June 2020 and the following mitigation measures detailed within the FRA:

            1. Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off rate of 5 l/s during the 1 in 100 year event plus 40% of climate change event.

            2. Providing storage to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event providing a total storage volume in permeable paving with sub-base and underground tank.

            3. Discharge of surface water from the private drainage into the wider strategic surface water sewer.

            The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

15.      Upon completion of the development works an updated management and maintenance plan for all the SuDS features and structures included within the drainage strategy must be submitted and shall include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime. This should include as-built drawings of all SuDS features and the final drainage layout.

 

Informatives

 

1.    Positive and proactive statement

2.    Building Regulations

3.    Party Wall Act

4.    Hours of Construction

5.    Highway Works – HCC agreement required

 

Consideration of a traffic regulation order proposal.

Agreed

Agreed