Conversion of former school building into 7 no. apartments. 2 no. two bed and 3 no. three bed houses.  Demolition of existing modern school buildings.

 

Ward: St. Nicholas

Conversion of former school building into 7 no. apartments. 2 no. two bed and 3 no. three bed houses.  Demolition of existing modern school buildings.

 

The following update was reported:

·          Hereford City Council comments received on 19 July 2007 had been erroneously omitted from the report.  They commented: that the application should be refused as this development is out of character with the conservation area and has the potential to alter it.

 

Councillor DJ Benjamin, a Local Ward Member, stated that a recent site inspection had allayed his concerns about the site layout.  He said that the proposal might exacerbate existing problems with traffic congestion on the surrounding roads. However he felt that the planning report had not taken account of recent changes to the traffic light sequence on Barton Road, which he felt had contributed to a worsening of existing congestion problems.  He had received a high volume of calls from local residents expressing similar concerns about the traffic flow and the potentially adverse impact of the application upon it. 

 

Councillor JD Woodward, also a Local Ward Member, concurred with the opinions of Councillor Benjamin and sought further assurance that double yellow lines would be put on the carriageway adjoining the application site. 

 

The Principal Planning Officer advised that the proposed parking requirements complied with the Council’s standards, that the applicant had felt that there was merit in removing the ziz-zag markings on the carriageway, and that money had been set side specifically for parking restrictions at the site and on Breinton Road. 

 

Members were minded to approve the application, subject to the implementation of appropriate highway safety measures where possible. 

 

RESOLVED: That

 

1)            The Legal Practice Manager 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)            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.

 

3.      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.

 

4.      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: Mondays to Friday 8am to 6pm, Saturday 8am to 1pm 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.

 

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

 

         Reason: To safeguard residential amenity and prevent pollution.

 

6.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 al 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.

 

7.      C08 (Repairs to external brickwork).

 

         Reason: To safeguard the character and appearance of this building of  architectural or historical interest.

 

8.       C12 (Repairs to match existing).

 

         Reason: To safeguard the character and appearance of this building of  architectural or historical interest.

 

9.       F32 (Details of floodlighting/external lighting).

 

          Reason: To safeguard local amenities.

 

10.     F39 (Scheme of refuse storage).

 

          Reason: In the interests of amenity.

 

11.     F48 (Details of slab levels).

 

          Reason: In order to define the permission and ensure that the development is of a scale and height appropriate to the site.

 

12.     G01 (Details of boundary treatments).

 

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

13.     G04 (Landscaping scheme (general)).

 

          Reason: In order to protect the visual amenities of the area.

 

14.     G05 (Implementation of landscaping scheme (general)).

 

          Reason:  In order to protect the visual amenities of the area.

 

15.     G09 (Retention of trees/hedgerows).

 

          Reason: To safeguard the amenity of the area.

 

16.     G17 (Protection of trees in a Conservation Area).

 

          Reason: To ensure the proper care and maintenance of the trees.

 

17.     G18 (Protection of trees).

 

          Reason: To ensure adequate protection to existing trees which are to be retained, in the interests of the character and amenities of the area.

 

18.     G20 (Remedial work).

 

          Reason: The trees form an integral part of the visual environment and this condition is imposed to preserve the character and amenities of the area.

 

19.     G21 (Excavations beneath tree canopy).

 

          Reason: To prevent the unnecessary damage to or loss of trees.

 

20.     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.

 

21.     H27 (Parking for site operatives).

 

          Reason: To prevent indiscriminate parking in the interests of highway safety.

 

22.     H29 (Secure covered cycle parking provision).

 

          Reason: To ensure that there is adequate provision for secure covered cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy.

 

23.     In this condition a “retained tree” is an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 1 year from the date of the (occupation of the building/commencement of use of the approved development) for its permitted use.

 

a.     No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned in any manner, be it branches, stems or roots, other than in accordance with the approved plans and particulars, without the prior written approval of the local planning authority. All tree works shall be carried out in accordance with BS3998.

 

b.    If any retained tree is cut down, uprooted, destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

 

         Reason:  In order to preserve the character and amenity of the area.

 

24.    No machinery, plant or equipment shall be brought onto site or development shall take place until a scheme for the protection of the retained trees (section 7, BS59837, the Tree Protection Plan) has been agreed in writing with the local planning authority.  This scheme shall include:

 

a.     A plan to a scale and level of accuracy appropriate to the proposal that shows the position, crown spread and Root Protection Area (para. 5.2.2 of BS5837) of every retained tree on site and on neighbouring or nearby ground to the site in relation to the approved plans and particulars. The positions of all trees to be removed shall be indicated on this plan.

 

b.    The details of each retained tree as required at para. 4.2.6 of BS5837 in a separate schedule.

 

c.     A schedule of tree works for all the retained trees in paragraphs (a) and (b) above, specifying pruning and other remedial or preventative work, whether for physiological, hazard abatement, aesthetic or operational reasons.  All tree works shall be carried out in accordance with BS3998, 1989, Recommendations for tree work. 

 

d.       Written proof of the credentials of the arboricultural contractor authorised to carry out the scheduled tree works.

 

e.    The details and positions (shown on the plan at paragraph (a) above) of the Ground Protection Zones (section 9.3 of BS5837).

 

f.     The details and positions (shown on the plan at paragraph (a) above) of the Tree Protection Barriers (section 9.2 of BS5837), identified separately where required for different phases of construction work (e.g. demolition, construction, hard landscaping). The Tree Protection Barriers must be erected prior to each construction phase commencing and remain in place, and undamaged for the duration of that phase.  No works shall take place on the next phase until the Tree Protection Barriers are repositioned for that phase.

 

g.    The details and positions (shown on the plan at paragraph (a) above) of the Construction Exclusion Zones (section 9 of BS5837).

 

h.    The details and positions (shown on the plan at paragraph (a) above) of the underground service runs (section 11.7 of BS5837).

 

i.      The details of any changes in levels or the position of any proposed excavations within 5 metres of the Root Protection Area (para. 5.2.2 of BS5837) of any retained tree, including those on neighbouring or nearby ground.

 

j.      The details of any special engineering required to accommodate the protection of retained trees (section 10 of BS5837), (e.g. in connection with foundations, bridging, water features, surfacing).

 

k.     The details of the working methods to be employed with the demolition of buildings, structures and surfacing within or adjacent to the RPAs of retained trees.

 

l.      The details of the working methods to be employed for the installation of drives and paths within the RPAs of retained trees in accordance with the principles of “No-Dig” construction.

 

          Reason: To ensure adequate protection of existing trees which are to be retained in the interests of the character and amenities of the area.

 

Informatives:

 

1.      N19 - Avoidance of doubt.

 

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