Proposed demolition and regeneration to include 259 new build flats/houses, external refurbishment works to the existing flats above the Oval Shops, landscaping and associated works.

 

Construction of new Community Hub.

The two applications were approved in accordance with the case officer’s recommendation with the addition of a condition extending delegated powers for phasing and technical highway and cycleway details in consultation with ward members.

(Councillor P Rone declared a non-disclosable pecuniary interest and withdrew from the meeting for the duration of this item)

The Principal Planning Officer gave a presentation on the two applications.  She referred to an additional representation and a proposed amendment to the printed recommendation set out in the schedule of committee updates, as appended to these minutes.

In accordance with the criteria for public speaking, Mr Crowe, a resident, spoke in objection to the application.  Dawn Killeen, of The Oval Support Group, then spoke in support of the application.

In accordance with paragraph 4.8.2.2 of the Council’s Constitution the three local ward members spoke on the application.

Councillor GA Vaughan-Powell supported application 131391/F and commented on a number of issues, including:

·         She highlighted the Transport Manager’s general highways comments set out at paragraph 4.2 of the report and commented that she had requested traffic calming measures.

·         The proposed relocation of the bus stop near The Oval required consideration.  It was important any replacement was equally accessible.

·         Better parking options would be favoured.

·         She regretted the loss of public open space.

·         She also regretted that reference to some letters of representation and a petition submitted to Property Services had not been included in the report.

·         She declined to make specific comment on the community hub.

Councillor AN Bridges supported the applications and commented on a number of issues, including:

·         There was an urgent need to regenerate the area and replace outdated property that was difficult to maintain with new energy efficient homes. The development would benefit the area and provide economic development opportunities offering jobs.

·         A lot of work had been undertaken with the developer and Herefordshire Housing to try to ensure the scheme was right. The developer and Herefordshire Housing had communicated well with the community about the scheme and had agreed to work with the local community to reduce the impact of the works.

·         There was a loss of public open space but the scheme provided secure private gardens.

·         He welcomed the proposal to involve ward members in determining aspects of the detail of the final scheme.

Councillor PJ Edwards supported the applications and commented on a number of issues, including:

·         The scheme had been under consideration for a long time and there had been wide consultation.  The scheme had the community’s support.  The officer’s report included only one letter of representation in objection to the scheme.

·         The proposed development of houses with gardens was welcomed.

·         He would like to see a one-way traffic system to benefit cyclists and pedestrians. 

·         He hoped consideration could be given to setting aside some further public open space at Argyle Rise.

·         He welcomed a number of the specific conditions set out in the recommendations.

·         The scheme as a whole would provide a welcoming approach to the City and be to the satisfaction of residents. It would also help with current housing problems in the area.

The debate opened and the following principal points were made:

·         The involvement of local ward members in finalising aspects of the detailed design was welcomed.

·         Whilst welcoming the scheme, a Member expressed a number of concerns about strategic aspects of the scheme where he considered there were failings.  These included poor design of cycleways, insufficient effort to seek to develop the proposed biomass plant; and provision for car parking at every house but an absence of cycle parking provision.  He was particularly concerned by the comments of West Mercia Police at paragraph 5.3 of the report which implied that opportunities to design out crime/and or the fear of crime and promote community safety were not being taken.  He considered Herefordshire Housing had done a good job, in particular in its communication with the community, but could do better.  It was important to ensure that the scheme stood the test of time.

·         The Scheme needed to have good links with the rest of the City and consultation in relation to highways would be required.

·         It was questioned whether the provision of one bedroom bungalows was appropriate given the Council’s plans for the provision of social care.

·         The scheme provided a great opportunity and every effort should be made to ensure the design was good.

·         It was noted that the loss of public open space was unfortunate and that any potential for the regeneration of trees would be welcomed.

·         It was suggested traffic calming would be needed at Goodrich Grove.

The local ward members were given the opportunity to close the debate.  They reiterated their support for the schemes and requested that the applications be approved.

 

Application 131391/F

 

RESOLVED:

 

That subject to final clarification in relation to the acceptability of the proposed S106 Obligation terms, to enable phasing conditions to be framed and resolve technical highway and cycleway details in consultation with Ward Members, Officers named in the Scheme of Delegation to Officers be authorised to grant planning permission subject to the following conditions:

 

1.            A01 Time limit for commencement (full permission)

2.            B01 Development in accordance with the approved plans

3.            B07 Section 106 Agreement

4.            C01 Samples of external materials

5.            K4 Nature Conservation - Implementation

6.            G11 Landscaping scheme - implementation

7.            G15 Landscape maintenance arrangements

8.            G03 – Retention of existing trees (construction)

9.            G04 – Protection of trees / Hedgerows

10.          G09 – Details of Boundary Treatments

11.          G18 – Provision of play area / amenity area

12.          G19 – Details of play equipment

13.          I55 Site Waste Management

14.          I51 Details of slab levels

15.          L01 Foul/surface water drainage

16.          L02 No surface water to connect to public system

17.          L03 No drainage run-off to public system

18.          L04 Comprehensive & Integrated draining of site

19.          I16 Restriction of hours during construction

20.          H18 – On Site Roads – Submission of details

21.          H13 – Access, turning and parking

22.          H29 – Covered and secure cycle parking

23.          H27 Parking for site operatives

24.          H26 Access location

25.          The development shall not begin until any scheme for protecting the proposed dwellings from noise and from the road including detailed construction methods for noise mitigation has been submitted to and approved by the local planning authority; and all works which form part of the scheme shall be completed before any of the permitted dwellings are occupied.

 

Reason: To protect the residential amenities of the future occupiers of the properties and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

26.          Restrictions during demolition and construction

 

            A detailed Construction Method Statement (CMS) shall be supplied and approved prior to the demolition and commencement of development to minimise noise and nuisance to neighbours:

 

The CMS shall contain the following:       

 

The methods and materials to be used to ensure that the generation of noise is minimised;

 

o   Choice of plant and equipment to be used;

o   The use of prefabricated materials wherever possible;

o   Regarding optimum site layout, noise generating activities to be located away from sensitive receptors; and

o   Good housekeeping and management, to include:

 

a) Review of plant and activities to ensure noise minimisation measures are in place and operating;

b) Public relations, e.g. provision of telephone numbers for complaints, pre-warning of noisy activities including activities that might generate perceptible vibration, sensitive working hours; 

c) Controlling of site traffic and setting up of access routes away from sensitive receptors; and

d) Provision of noise monitoring during activities likely to affect sensitive receptors;

 

Reason: To protect the residential amenities of the future occupiers of the properties and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

27.          I33 - External lighting

 

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.            HN10 No drainage discharge to highway

3.            HN08 Section 38 Agreement and Drainage details

4.            HN07 Section 278 Agreement

5.            HN04 Private Apparatus within the highway

6.            HN1 Mud on the highway

7.            HN28 Highways design guide

 

Application 131390/O

 

RESOLVED:

 

That planning permission be granted subject to the following conditions:

 

1.            A02 – Time limit for the submission of reserved matters

2.            A03 – Time limit for commencement

3.            C04 – Approval of Reserved Matters

4.            C05 – Plans and Particulars of Reserved Matters

5.            I16 – Restriction on hours during construction

6.            L01 – Foul/ Surface water drainage

7.            L02  - No Surface water to connect to the public system

8.            L03 – No drainage run-off to public System

9.            F06 – Restriction on use

 

Informatives:

 

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, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.    Please note that as the proposal includes the use of the premises for the production and/or sale of food and drink, in accordance with Article 6 EU Regulation 852:2004 on the Hygiene of Foodstuffs, the business will be required to be registered as a food with business with the Commercial team in Environmental Health and Trading Standards   Please note that the development will require a licence for the sale of alcohol.