Erection of three storey sheltered accommodation block with associated parking and landscaping.

The application was approved in accordance with the Case Officer’s recommendation.

(Erection of three storey sheltered accommodation block with associated parking and landscaping.)

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

In accordance with the criteria for public speaking  Ms K la Tsar, the applicant’s representative, spoke in support.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution, Councillor P Rone, one of the three local ward members, spoke on the application.  He indicated support for the scheme which would meet a local need and was in a sustainable location.  Concerns over the loss of parking spaces as a result of the development had been addressed.  The development was a good example of joint working between the Council and West Mercia Housing and should be supported.

In the Committee’s discussion of the application the following principal points were made:

The application met a local need, was in the correct location and would represent an improvement to the area.

The loss of parking would cause some difficulties.  It was requested that future consideration be given to the feasibility of a residents parking scheme.  Provision of cycle storage should also be encouraged.

It was requested that the applicant explore the scope for energy efficiency measures and that the design was of good quality.

It was noted that the design of the scheme had taken account of the potential for flooding that had been identified.

A view was expressed that the flood alleviation scheme would protect the development and it would not be at risk of flooding as suggested by the Environment Agency.  A contrary view was expressed accepting the Agency’s opinion that the site would at some point flood, noting also that the flood alleviation scheme relied in part on demountable barriers.  It was suggested that it was important in supporting the scheme that the Committee acknowledged that it was making a compromise.

The local ward member was given the opportunity to close the debate.  He had no additional comments.

RESOLVED:   That planning permission be granted subject to the following conditions:

1.         A01 Time limit for commencement (full permission)

2.         B01 Development in accordance with the approved plans

3.         C01 Samples of external materials

4.         G11 Landscaping scheme - implementation

5.         G15 Landscape maintenance arrangements

6.         H06 Vehicular access construction

7.         H08 Access closure

8.         H13 Access, turning area and parking

9.         I51 Details of slab levels

10.       L01 Foul/surface water drainage

11.       L03 No drainage run-off to public system

12.       Surface water discharges shall only be permitted to discharge to the public combined sewerage system at an attenuated rate of 3 litres per second using a suitable flow control device.

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no detriment to the environment in accordance with the requirements of policy DR4 of the Herefordshire Unitary Development Plan and guidance contained within the National Planning Policy Framework.

13.       Prior to the first occupation of the development, a Flood Evacuation Management Plan shall be submitted to and approved in writing by the LPA in consultation with the LA Emergency Planning Officer and Emergency Services. The Plan shall include full details of proposed awareness training and procedure for evacuation of persons and property (including vehicles), training of staff; and method and procedures for timed evacuation. It shall also include a commitment to retain and update the Plan and include a timescale for revision of the Plan.

Reason: To minimise the flood related danger to people in the flood risk area in accordance with the requirements of policy DR7 of the Herefordshire Unitary Development Plan.

14.       I16 Restriction of hours during construction

15.       F17 – Obscure windows to side elevations

Informatives:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations. Negotiations in respect of matters of concern with the application (as originally submitted) have resulted in amendments to the proposal.  As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

2.         The proposed development site is crossed by a 225mm public combined sewer with the approximate position detailed on the Statutairy Public Sewer Record. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. No part of the building will be permitted within 3m either side of the centre line of the public sewer.

3.         The Environment Agency recommends that in areas at risk of flooding, consideration be given to the incorporation into the design and construction of the development of flood proofing measures. These include removable barriers on building apertures such as doors and air bricks and providing electrical services into the building at a high level so that plugs are located above possible flood levels. Additional guidance, including information on kite marked flood protection products, can be found on the Environment Agency web site www.environment-agency.gov.uk under the 'Managing Flood Risk' heading in the 'Flood' section.

4.         HN07 Section 278 Agreement