Demolition of the rear two-storey extensions and the construction of a new extension to provide halls of resisdence living accommodation and extension to the public house.

Demolition of the rear two-storey extensions and the construction of a new extension to provide halls of residence living accommodation and extension to the public house.

 

The Principal Planning Officer advised that the applicant had agreed to the Draft Head of Terms in respect of contributions towards improved transportation infrastructure in the locality.  The Section 106 Agreement would be restricted to ‘rent only’ accommodation.  Referring to recommended condition 15, the Principal Planning Officer reported that the accommodation was to be managed through an appointed agent who would also oversee the letting process.  The Sub-Committee was advised that there was an error in the report in that the separate application for Conservation Area Consent had not yet been approved.

 

The Chairman, speaking in his capacity as Local Ward Member, noted that the application was essentially the same as the application considered in July 2006 (DCCE2006/1158/F refers) but the principal objections had now been overcome.  He noted that there was demand for such accommodation and supported the proposal.

 

In response to questions, the Principal Planning Officer clarified the type, format and layout of the accommodation proposed.

 

Councillor P.J. Edwards felt that the comments of the Waste Manager should be sought given the need for correct storage and disposal of waste materials.  The Central Team Leader felt that this was a valid point and agreed that it would be helpful if such comments were obtained on proposals of this scale and nature.  This was supported by a number of Members.

 

In response to questions, the Principal Planning Officer re-iterated that the separate application for Conservation Area Consent had not yet been approved and he explained the relationship between the two applications.

 

The Development Control Manager advised that the key difference between this application and that previously refused by the Sub-Committee was that the proposal now had the support of key consultees, including the Strategic Housing Manager.

 

In response to a question, the Development Control Manager advised the Sub-Committee that there was no technical objection to the lack of a rear emergency access and the applicant was not in control of the land behind the site.

 

The Chair commented on the need, as part of the contribution towards improved bus shelters/stops, to enhance the bus stop adjacent to the Merton Hotel.

 

RESOLVED:

 

1.      The Legal Practice Manager will be authorised to complete a planning obligation under Section 106 of the Town and Country Planning Act 1990 in accordance with the Heads of Terms appended to this report and incorporating any additional matters he considers appropriate.

 

2.      The planning obligation shall be completed by 5th February 2007 and upon completion of the aforementioned planning obligation that officers named in the Scheme of Delegation to Officers be authorised to issue planning permission subject to the following conditions and any further conditions considered necessary by officers:

 

Conditions

 

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

 

          Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

 

2.       B01 (Samples of external materials).

 

          Reason: To ensure that the materials harmonise with the surroundings.

 

4.       D01 (Site investigation - archaeology).

 

          Reason: To ensure the archaeological interest of the site is recorded.

 

5.       Prior to the commencement of the development the applicant shall provide a Method Statement in order to minimise the amount of dust and dirt emanating from the site during the demolition and construction phases.  The development should be carried out in accordance with the agreed Method Statement.

 

          Reason: To safeguard the amenities of the locality.

 

6.       During the demolition and construction phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or despatched from the site outside the following hours: Monday to Friday 8am to 6pm, Saturday 8am to 5.30pm nor at any time on Sundays, Bank or Public Holidays unless otherwise agreed in writing with the local planning authority.

 

          Reason: To protect the amenity of local residents.

 

7.       No materials or substances shall be incinerated within the application site.

 

          Reason: To safeguard residential amenity and prevent pollution.

 

8.   Development shall not begin until the applicant/agent has provided for the prior approval of the local planning authority a parking policy/plan identifying where all demolition and construction traffic associated with the development will be parked and how the parking will be managed.  The parking shall be in accordance with the approved policy/plan.

 

          Reason: To prevent indiscriminate parking in the interest of highway and pedestrian safety.

 

9.       H13 (Access, turning area and parking).

 

          Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway.

 

10.     H29 (Secure cycle parking provision).

 

          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.

 

11.     G01 (Details of boundary treatments).

 

          Reason: In the interests of visual amenity and to ensure dwellings have satisfactory privacy.

 

12.     Within 3 months of commencement of work on the construction of the new development details to include scale plans shall be provided of the proposed communal garden area which shall include details of all hard and soft landscaping proposed.  The approved details shall be completed prior to first occupation of the development hereby permitted.

 

          Reason: To ensure a reasonable standard of communal amenity space is available for future occupants of the development.

 

13.     All windows and glazed areas on the south west elevation shall be glazed with obscure glass, details of which shall be submitted for the approval in writing of the local planning authority within 1 month of commencement of work on the construction of the new development.  The glazing to be used shall be in accordance with the approved details.

 

          Reason: In order to protect the amenity of adjacent properties.

 

14.     The accommodation hereby permitted shall be occupied as halls of residents (groups of up to 8 en-suite bedrooms arranged around communal living and circulation areas) and the development shall not be occupied in any other manner or for any other use.

 

          Reason: For the avoidance of doubt and to ensure the accommodation remains in a format that will ensure it is affordable.

 

15.     Within 2 months of the commencement of the construction of the development hereby permitted, details shall be provided of the mechanism by which the accommodation is to be managed.  The accommodation shall be managed in accordance with the approved details.

 

          Reason: In the interests of residential amenity.

 

16.     W01 (Foul/surface water drainage).

 

          Reason: To protect the integrity of the public sewerage system.

 

17.     W02 (No surface water to connect to public system).

 

          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.

 

18.     W03 (No drainage run-off to public system).

 

          Reason: To prevent hydraulic overload of the public sewerage system and pollution of the environment.

 

19.     The applicant shall submit for the prior written approval of the local planning authority a scheme of noise attenuating/insulation measures to achieve standards set in the document produced in the Building Research Establishment and BS8233 1999 detailed in the revised noise impact assessment report dated 16th June, 2006 and received by the local planning authority on 21st June, 2006.  The development shall be carried out in accordance with the approved plans and shall not bee occupied until the attenuation/insulation works have been completed.

 

          Reason: To safeguard the amenity of the occupiers of the development hereby permitted.

 

20      F39 (to include reference to recycling/waste management measures)-unless incorporated into requirements of the legal agreement.

 

Informatives:

 

1.       HN01 - Mud on highway.

 

2.       HN04 - Private apparatus within highway.

 

3.       HN05 - Works within the highway.

 

4.       A watching brief should be kept during the works for the presence of bats as well as nesting birds.  If found to be present during the work, operations should cease and an ecologist licensed by English Nature for bat surveys should be engaged to determine the species, populations and impact of the works together with mitigation and compensation.  The presence of nesting birds should also be evaluated throughout the works and if revealed or potentially disturbed by the development the Herefordshire Council's Ecologist should be notified.  Works should avoid disturbance to the nests, young, eggs, adults and nesting area.

 

5.       ND02 - Area of Archaeological Importance.

 

6.       N15 - Reason(s) for the Grant of PP/LBC/CAC.

 

7.      The applicant/developer is advised that the occupants of the development hereby permitted may not be entitled to resident sparking permits.