Proposed new health centre (use class D1) including ancillary pharmacy(use class A1), access, parking, landscaping and associated works.

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

(Proposed new health centre (use class D1) including ancillary pharmacy (use class A1), access, parking, landscaping and associated works.)

The Principal Planning Officer (PPO) 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 the light of the Transportation Manager’s ongoing concerns it was proposed that officers be given delegated authority to issue planning permission after further discussions about the travel plan and parking management.  A revised condition 4 was also proposed together with an advisory note.

She reported that a recent representation had been received from the Herefordshire and Gloucestershire Canal Trust expressing concern that it had been consulted.  She read this to the meeting.  It requested amongst other things that before making a decision the council should work with them to ensure there was a master-plan for the area to guide the successful delivery of the Canal Quarter.

The PPO commented that the Canal Trust was not a statutory consultee for the purposes of the application.  The protected line of the canal lay some way to the west.  There was no master plan for the canal quarter.  The request would be drawn to the attention of the Hereford Area Plan team.

In accordance with the criteria for public speaking, Mr B Smaylen of Prime (UK) Developments Limited, the applicants, and Mr A Randera, the architect/agent, spoke in support of the application.

In accordance with the Council’s Constitution, the local ward member, Councillor PA Andrews, spoke on the application.

She made the following principal comments:

·          The proposal involved the creation of a health centre to replace five existing city-based GP surgeries.  These were currently housed in Georgian/Victorian houses that were not suitable for the provision of modern health facilities.  The proposal would provide much improved facilities.

·          With regard to concerns expressed about the landscape impact, the development was some distance from the grade 2 listed railway station.  Properties along the link road were mainly industrial buildings of little architectural merit. 

·          The proposed transport hub would provide easy access to the facility.

·          She supported the application, allowing for the proposed further discussions on transport matters.

The Chairman reported that Councillor DB Wilcox the adjoining ward member was unable to attend the meeting and had requested that the Committee be advised that he was overall in favour of the proposal and endorsed the recommendation.

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

·        The facility would be a benefit.

·        The parking provision including any charging regime was a concern.  Measures were needed to prevent people either before or after an appointment parking in the car park leaving their vehicles and then going into the city centre, preventing other patients from using the parking spaces for the purpose for which they were intended.  High charges were not, however, necessarily a solution.

·        Traffic management required careful consideration given the volume of traffic in particular at the bottom of Aylestone Hill and the junction with Commercial Road.

·        Another view was that too much parking was being proposed and there was an opportunity to create a green space around the building that would enhance health and wellbeing.  It was requested that further consideration be given to this possibility.

·        The location of the development had advantages given its proximity to the hospital.

·        It was important to ensure that potential structural issues linked to the former canal basin were taken into account.

·        There were possible alternative sites, for example the bus station.

·        There would be merit in a masterplan for the area.

·        Heritage England, the Historic Buildings Officer, the Landscape Officer and the Civic Society had questioned the design, the view being expressed that it did not enhance the setting of the grade 2 listed railway station and could be improved upon.  It could be seen as a missed opportunity.  The Council was in a position to be able to influence the design and could seek to achieve a more attractive, more ambitious development that added to the City’s landscape.

·        A contrary view was that the proposal would not detract from the station.

·        A further view was expressed that the proposal’s shortcomings were more significant in that it was contrary to provisions in the National Planning Policy Framework (NPPF) on achieving well-designed places and conserving and enhancing the historic environment.  It was also contrary to many core strategy policies and the Hereford movement policy.

·        It was also questioned whether the proposal was sustainable and accessible for patients noting the additional length of travel times to the facility compared with those to current facilities.

·        Historic England had produced at a highly critical report of the landscape and townscape to be observed leaving Hereford Station.  They had called for a masterplan for the whole city.  The development was premature in advance of such a plan.

In response to questions the PPO commented that:

·        The proposed meeting between the applicant and officers would include consideration of the amount of parking provision for staff and the provision for patients.  This would be resolved prior to occupation of the building. 

·        It had been confirmed that parking would be free to all patients.  The Council would control this aspect through conditions. There would be a barrier system and the detail of that including measures to prevent queues at the barriers because the car park was full and apply time limitations to ensure patients left the car park following their appointments was to be given further consideration with the applicants.  It was considered that there was a feasible solution.

·        It was proposed to provide 92 parking spaces.  This was an undersupply compared with what would usually be provided for such a proposal.  This took account of the location and site constraints and was considered sufficient with a management plan in place.  There were other car parks nearby which would offer the facility for linked trips to the city centre if that was what patients were seeking.

·        In terms of catchment areas patients of existing practices would have the opportunity to go to other surgeries rather than move to the new facility.

·        A member suggested that, having regard to the constitution, consideration should be given to the point in the debate at which proposals were brought forward from Members.

The local ward member was given the opportunity to close the debate.  She reiterated her support for the application.

Councillor Edwards proposed and Councillor Greenow seconded a motion that the application be approved in accordance with the printed recommendation with additions as set out in the update sheet.  The motion was carried with 12 votes in favour, 3 against and no abstentions.

RESOLVED: That officers named in the scheme of delegation, after consultation with the Chairman of Planning and Regulatory Committee and the Local Ward Member, be authorised to issue planning permission subject to the following conditions, including any amendments or any further conditions considered necessary by the officer named in the scheme of delegation.

 

1.         A01 - Time limit for commencement (full permission)

           

2.         B01 - Development in accordance with the approved plans

 

3.         C01 - Samples of external materials

 

4.         Foul and Surface Water Drainage

 

Surface water flows from the development shall only communicate with the public combined sewer through an attenuation device that discharges at a rate not exceeding 20 l/s. Thereafter no land or highway water shall connect directly or indirectly to the public sewerage network.

 

Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment.

 

Advisory Notes

 

  No direct connection shall be made to the 1200mm public combined sewer.

 

 

 

5.         H16 - Parking/unloading provision - submission of details

 

            The development hereby permitted shall not be brought into use until areas for the manoeuvring, parking, loading and unloading of vehicles have been laid out, consolidated, surfaced and drained in accordance with a scheme to be submitted to and approved in writing by the local planning authority. The proposed areas for parking should clearly identify specific spaces designated for staff, patients, drop-off / pick-up and emergency services. Such areas shall thereafter be retained and kept available for those uses at all times.

 

            Reason: To minimise the likelihood of indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy MT1 of Herefordshire Core Strategy.

 

6.         H17 - Junction Improvements/Off site works (To include the TRO and access arrangements)

 

7.         H21 - Wheel Washing

 

8.         H27 - Parking for Site Operatives – During Construction

 

            Development shall not begin until parking for site operatives and visitors has been provided within the application site in accordance with details to be submitted to and approved by the local planning authority and such provision shall be retained and kept available during construction of the development.

 

            Reason: To prevent indiscriminate parking in the interests of highway safety and to conform to the requirements of Policy MT1 of Herefordshire Core Strategy.

 

9.         H29 - Secure and Covered Cycle Parking Provision

 

            Before the development is commenced, a scheme for the provision of covered and secure cycle parking on site shall be submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.

 

            Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform to the requirements of Policy MT1 and SS4 of Herefordshire Core Strategy.

 

10.       H30 - Full Travel Plan

 

            Prior to the commencement of the development, a Travel Plan which contains measures to promote alternative sustainable means of transport for staff and patients with respect to the development hereby permitted shall be submitted to and be approved in writing by the local planning authority. The submitted Travel Plan should include the following:

 

I.          A review of existing and proposed walking, cycling and public transport infrastructure which could be used by staff and patients to travel to the Primary Care Hub. This detailed accessibility review should be based on staff and patient catchment areas, particularly to/from rural areas;

II.         Details on the development proposals including clarification on the proposed number of existing and proposed full-time/part-time staff to be employed onsite. Details on proposed shift start/end times should also be included.

III.        The undertaking and analysis of a baseline travel survey on existing staff and patients. The travel survey should specifically include questions relating to existing travel habits and anticipated future travel arrangements following the development of the Primary Care Hub.

IV.        SMART (Specific-Measurable-Achievable-Realistic-Timebound) modal shift targets which should be based on the existing and proposed modal split of staff and patients, with the aim of reducing car travel to the site.

V.         A package of measures to be implemented on site, suitable for a central facility. This should include, but not be limited to: informational measures such as leaflets, online information and Access Guides;  infrastructure measures including lockers, showers and changing facilities for staff cycling to work, secure and covered cycle parking and provision of a public transport Real-Time Information (RTI) display board; and promotional measures / incentives including a staff cycle-to-work scheme and bus taster tickets and discounts for staff to encourage travel to work by public transport.

VI.        A management strategy which should set out who will be responsible for the day-to-day running of the Travel Plan. Due to the scale of the development, coordination with relevant stakeholders to form a Steering Group is recommended (i.e. Network Rail, Local Bus Operators, Herefordshire Council etc.)

VII.       Details on a Car Park Management Strategy;

VIII.      A monitoring and review strategy detailing how and when annual travel surveys will be undertaken and a timetable for the preparation and submission of annual monitoring reports to HCC.

IX.        A commitment to the implementation of remedial measures should the Travel Plan fail to meet its agreed SMART modal-shift targets.

 

            The Travel Plan shall be implemented, in accordance with the approved details, prior to the opening of the development. A detailed written record shall be kept of the measures undertaken to promote sustainable transport initiatives and a review of the Travel Plan shall be undertaken annually. All relevant documentation shall be made available for inspection by the local planning authority upon reasonable request.

 

            Reason: In order to ensure that the development is carried out in combination with a scheme aimed at promoting the use of a range of sustainable transport initiatives and to conform to the requirements of Policy MT1 and SS4 of Herefordshire Core Strategy.

 

11.       Full Car Park Management Strategy

 

            Prior to the commencement of the development, a Full Car Park Management Strategy shall be submitted to and approved in writing by the Local Planning Authority and measures shall be implemented and maintained in accordance with the approved details and the car park managed accordingly thereafter. The submitted Car Park Management Strategy should include the following details (in addition to best practice guidance as set out in HTM 07-03 NHS Car Parking Management: Environment and Sustainability):

 

   i.       Specific details on car parking provision proposed on site including staff, patient, disabled persons, short stay or drop-off/pick-up parking and emergency services parking. All of the above should be provided within the site as set out in HTM 07-03 NHS CPM guidance.

  ii.    Details of all other available public (council-operated) car parks including total number of spaces, occupancy rates during peak periods, tariffs and walking distances from the site. HCC Parking Services may be able provide details on existing parking occupancy.

 iii.       Details on the proposed operation of the onsite car park including any proposed charges, staff parking permits, concessions and barrier operation (e.g. ‘pay on exit’ as recommended in HTM 07-03 NHS CPM).

 iv.       Details on any private contractors or patrol staff who would manage and enforce car parking on site and any procedures which will be in place.

  v.       Details on proposed signage within the car parking to ensure wayfinding and legibility.

 vi.       A package of car parking management measures to be implemented on site. These should include, but not be limited to: informational measures such as car parking information in appointment letters or on scheduling an appointment, the provision of Access Guides to both staff and patients and information online; infrastructure measures including signage to inform patients / staff of parking charges and provision of designated short-stay spaces within the site; and promotional measures / incentives including the use of staff permits. Staff permits should be incentivised and only issued to those who actively car share to the site who reside in remote / inaccessible areas. Permits should not be issued to staff who reside within a short distance of the site or close to public transport links.

vii.       A monitoring and review strategy detailing how and when annual travel surveys will be undertaken and a timetable for the preparation and submission of annual monitoring reports to HCC.

 

Reason: To ensure the provision of an appropriate level of car parking and to conform to the requirements of Policy MT1 and SS4 of Herefordshire Core Strategy.

 

 

12.       No development shall take place until the following has been submitted to and approved in writing by the local planning authority:

 

a)         a 'desk study' report including previous site and adjacent site uses, potential contaminants arising from those uses, possible sources, pathways, and receptors, a conceptual model and a risk assessment in accordance with current best practice

 

b)         if the risk assessment in (a) confirms the possibility of a significant pollutant linkage(s), a site investigation should be undertaken to characterise fully the nature and extent and severity of contamination, incorporating a conceptual model of all the potential pollutant linkages and an assessment of risk to identified receptors

 

c)         if the risk assessment in (b) identifies unacceptable risk(s) a detailed scheme specifying remedial works and measures necessary to avoid risk from contaminants/or gases when the site is developed shall be submitted in writing. The Remediation Scheme shall include consideration of and proposals to deal with situations where, during works on site, contamination is encountered which has not previously been identified. Any further contamination encountered shall be fully assessed and an appropriate remediation scheme submitted to the local planning authority for written approval.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy

 

13.       The Remediation Scheme, as approved pursuant to condition no. (X)  above, shall be fully implemented before the development is first occupied. On completion of the remediation scheme the developer shall provide a validation report to confirm that all works were completed in accordance with the agreed details, which must be submitted and agreed in writing before the development is first occupied. Any variation to the scheme including the validation reporting shall be agreed in writing with the Local Planning Authority in advance of works being undertaken.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy.

 

14.       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, and obtained written approval from the local planning authority for, an amendment to the Method Statement detailing how this unsuspected contamination shall be dealt with.

 

            Reason: In the interests of human health having regard to the requirements of policy SD1 of the Herefordshire Local Plan – Core Strategy

 

15.       Prior to commencement of development, a Construction Environmental Management Plan shall be submitted for approval in writing by the local planning authority and shall include timing of the works, details of storage of materials and measures to minimise the extent of dust, odour, noise and vibration arising from the demolition and construction process. The Plan shall be implemented as approved.

 

            Reason:  To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

 

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

 

16.       The recommendations for species and habitat enhancements set out in the Preliminary Ecological Assessment report and the Ecological Impact Assessment from Countryside Consultants both dated    March 2018 should be followed unless otherwise agreed in writing by the local planning authority and the scheme shall be carried out as approved.  An ecological enhancement integrated with the landscape plan should be submitted to the local planning authority in writing.  The plan shall be implemented as approved.

 

            An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

 

            Reason:  To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

 

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

 

INFORMATIVES:

 

1.         IP2 - 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.         With reference to contaminated land conditions

 

            The assessment is required to be undertaken in accordance with good practice guidance and needs to be carried out by a suitably competent person as defined within the National Planning Policy Framework (2018). All investigations of potentially contaminated sites to undertake asbestos sampling and analysis as a matter of routine and this should be included with any submission.