For:            Director of Children's Services per Haverstock Associates 10 Cliff Road Studios Cliff Road London  NW1 9AN

 

Ward: Leominster South

The Central Team Leader said that a response had been received from the Commission for Architecture and the Built Environment (CABE). It raised concern about the vehicle domination of the South Street frontage, which weakened the ability to provide a positive and welcoming presence. With regard to the design, issues were raised about the geometry of the building and the resultant outdoor spaces and the design and use of the internal space.  A letter of objection had been received from the occupier of 67B South Street regarding the public rights of way which would be blocked;  encroachment on the property, the boundary treatment (2.4m fence or wall) and security risk to the property from the compound for out of hours’ deliveries.  He said that clarification would be sought from the agent of the applicant in respect of the concerns that had been raised by the neighbour.

 

In accordance with criteria for public speaking, Mrs Pegg said that she did not object to the overall scheme but did object to the loss of the old grammar school building which was, she felt, a vital part of the Leominster street scene and merited conservation.

 

Councillor ACR Chappell agreed with the views of the objector and felt that the grammar school building should be kept for community use and integrated into the school village scheme in future. 

 

The Central Team Leader explained the details of the proposals and said that unfortunately the best way of gaining access and parking for cars and coaches would be to loose the existing grammar school building.  He said that there were no other satisfactory ways in which this problem could be overcome without causing problems in other more constrained streets near to the site.  Councillor PJ Edwards welcomed the proposals and hoped that the scheme would be an innovative design with energy conservation measures which would be similar to those at the Whitecross school in Hereford.  Councillor WJ Walling had reservations about such a large new complex on a constrained site and felt that an alternative site should have been chosen.  The Central Team Leader said that the application had to be judged on its merits.

 

The Committee noted with regret that it would not be possible to retain the old grammar school building but felt that the application should be approved.  Councillor GFM Dawe abstained from the voting on the application.

 

RESOLVED

 

That planning permission be granted subject to the following conditions:

 

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

 

         Reason:   The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

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

 

2       B03 (Amended plans )

 

         Reason:   The development hereby approved shall be carried out strictly in accordance with the amended plans received by the local planning authority on 27th August 2008.

 

         Reason: To ensure the development is carried out in accordance with the amended plans and to comply with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

3      C01 (Samples of external materials )

 

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

 

4       G10 (Landscaping scheme )

 

        Reason:   No development shall commence on site until a landscape design has been submitted to and approved in writing by the Local Planning Authority.  The details submitted should include:

 

        Soft landscaping

 

a)      A plan(s) showing details of all existing trees and hedges on the application site.  The plan should include, for each tree/hedge, the accurate position, species and canopy spread, together with an indication of which are to be retained and which are to be removed.

b)      A plan(s) at a scale of 1:200 or 1:500 showing the layout of proposed tree, hedge and shrub planting and grass areas

c)      A written specification clearly describing the species, sizes, densities and planting numbers and giving details of cultivation and other operations associated with plant and grass establishment.

 

Hard landscaping

 

a)    Existing and proposed finished levels or contours

b)    The position, design and materials of all site enclosure (e.g. fences, walls)

c)    Car parking layout and other vehicular and pedestrian areas

d)    Hard surfacing materials

e)    Minor structures (e.g. play equipment, street furniture, lighting, refuse areas, signs etc.)

       

        Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

 

5       G11 (Landscaping scheme - implementation )

 

         Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan.

 

6       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 and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan

 

7       H29 (Secure covered 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 and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

8       H30 (Travel plans )

 

         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 with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

 

9       H31 (Outline Travel Plan )

 

         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 with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

10     I16 (Restriction of hours during construction )

 

        Reason: To protect the amenity of local residents and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

11     I18 (Scheme of foul drainage disposal )

 

        Reason: In order to ensure that satisfactory drainage arrangements are provided and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

12     I33 (External lighting)

 

         Reason: To safeguard the character and amenities of the area and to comply with Policy DR14 of Herefordshire Unitary Development Plan.

 

13     I41 (Scheme of refuse storage (commercial) )

 

         Reason: In the interests of amenity and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

14     I44 (No burning of materials/substances during construction phase )

 

        Reason: To safeguard residential amenity and prevent pollution and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

15     The development hereby committed shall not commence until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority.  The plan shall address all aspects of the proposal including the location of the site compound and gatemans compound.  No construction works shall be carried out on the site unless the measures set out in the Approved Construction Management Plan are in operation. 

 

         Reason: To protect the amenity of the local residents and to comply with Policy DR13 of the Herefordshire Unitary Development Plan.

 

16          H27 (Parking for site operatives  )

 

Reason: To prevent indiscriminate parking in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

17     H21 (Wheel washing )

 

Reason: To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

INFORMATIVES:

 

1       N15 – Reason(s) for the Grant of Planning Permission

       

2      N13 - Control of demolition - Building Act 1984

 

3      N14 - Party Wall Act 1996

 

4      N19 - Avoidance of doubt - Approved Plans

 

5      HN01 - Mud on highway

 

6      HN04 - Private apparatus within highway

 

7      HN05 - Works within the highway

 

8      HN10 - No drainage to discharge to highway

 

9      HN22 - Works adjoining highway

 

10    HN26 - Travel Plans

 

11    HN27 - Annual travel Plan Reviews

 

12    HN28 - Highways Design Guide and Specification