Proposed development to incorporate 7 retail units and 14 residential units.

Proposed development to incorporate 7 retail units and 14 residential units.

 

The Central Team Leader reported the receipt of 7 additional letters of support, a number of which were from city centre retailers.

 

The Sub-Committee was advised that, in response to the reasons for refusal in respect of planning application DCCW2004/0950/F (Minute 17 2004-05 refers), this revised scheme lowered the height of the building and made minor changes to fenestration.

 

The Chairman, speaking in his capacity as Local Ward Member, felt that the development would make a positive design contribution to the city centre and noted that the indicative illustrations of the proposal had been significantly enhanced.  A number of Members spoke in support of the application.

 

Some Members felt it regrettable that an access to Hereford Bowling Club would be lost.  Whilst this was not an issue that the planning process could resolve, it was noted that Officers would give every possible assistance to the Club in identifying alternative potential access arrangements.

 

Councillor D.B. Wilcox expressed concerns about the lack of parking.  The view was expressed that car free developments were impractical in Herefordshire given the lack of public transport infrastructure and the rural nature of the County.  Councillor Wilcox proposed that a condition, recommended by the Head of Engineering and Transportation, to prevent car parking on site be removed.

 

In response to Members’ concerns, the Senior Engineer advised that a car free development was considered acceptable having regard to all the services and amenities which were available locally.  He added that this type of city centre living represented a life-style choice by residents and there was an opportunity to obtain a parking permit for a local car park.  Some Members felt that parking should be provided on site where possible and that car parks should cater for commercial and tourism traffic rather than parking for residential developments.  The Central Team Leader reminded the Sub-Committee that it had to consider the application before them and that this scheme contained no provision for parking.

 

In order to promote alternative modes of transport, Councillor P.J. Edwards proposed that the developer be required to provide bikes for all the residential units.  The Central Team Leader advised that a Section 106 Agreement would be required to secure this.  Councillor W.J.S. Thomas considered that bike parking was all that could be reasonably required and that it was not necessary to ask the developer to provide the bikes.

 

RESOLVED

 

That planning permission be granted subject to the following 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.      C02 (Approval of details).

 

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

 

4.      D01 (Site investigation - archaeology).

 

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

 

5.      D04 (Submission of foundation design).

 

         Reason: The development affects a site on which archaeologically significant remains survive.  A design solution is sought to minimise archaeological disturbance through a sympathetic foundation design.

 

6.      E06 (Restriction on Use).

 

         Reason: The local planning authority wish to control the specific use of the land/premises, in the interest of local amenity.

 

7.      F15 (Scheme of noise insulation).

 

         Reason: To safeguard the amenity of the area.

 

8.      F16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents.

 

9.      F18 (Scheme of foul drainage disposal).

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

 

10.    F22 (No surface water to public sewer).

 

         Reason: To safeguard the public sewerage system and reduce the risk of surcharge flooding.

 

11.    F38 (Details of flues or extractors).

 

         Reason: In the interests of the amenity of the area.

 

12.    F41 (No burning of materials/substances during construction phase).

 

         Reason: To safeguard residential amenity and prevent pollution.

 

13.    G13 (Landscape design proposals).

 

         Reason: In the interests of visual amenity.

 

14.    H27 (Parking for site operatives).

 

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

 

15.    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.

 

Informatives:

 

1.      HN22 - Works adjoining highway.

 

2.      N03 - Adjoining property rights.

 

3.      N04 - Rights of way.

 

4.      N08 – Advertisements.

 

5.      N12 - Shopfront security.

 

6.      N15 - Reasons for the Grant of PP/LBC/CAC.