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Decision Maker: Planning
Decision status: Recommendations Approved
Is Key decision?: No
Is subject to call in?: No
The Committee received an application for
full planning permission.
The application sought approval for the demolition of existing flats and
erection of 12no affordable apartments and 3no affordable dwellings with
associated access, car parking and landscaping.
The Senior Planner updated his report by amending conditions 5, 6, 20,
21 and 22. He also added a new one (split into 2 separate conditions #30 and 31
below).
5. Prior to the commencement of the
development hereby approved, with the exception of below ground works and
demolition, full details including samples of the materials to be used in the
construction of the external surfaces of buildings, which includes external
features such as coping and banding, detailed finishes around entrances (eg.
green ceramic tiles), entrance doors, windows, roof cladding, external metal
work, balcony and balustrades, rain water goods, bike and bin stores, shall be
submitted to and approved in writing by the local planning authority.
Reason: To ensure that the appearance of the
external surfaces is appropriate. (Cambridge Local Plan 2018 policies 52, 55,
and 57)
6. Brick sample panels of the facing
materials to be used shall be erected on site and shall be 1m x 1m to establish
the detailing of bonding, coursing, and any special brick
patterning/articulation detailing shall be agreed in writing with the local
planning authority. Development shall be
carried out in accordance with the approved details.
Reason: To ensure that the appearance of the
external surfaces is appropriate. (Cambridge Local Plan 2018 policies 52, 55,
and 57)
20. No development above ground level, other
than demolition, shall commence until full details of both hard and soft
landscape works have been submitted to and approved in writing by the Local
Planning Authority. The works shall be carried out as approved. These details shall include proposed finished
levels or contours; means of enclosure; car parking layouts, other vehicle and
pedestrian access and circulation areas; hard surfacing materials. This should
also include a scheme of lighting for the public areas within the site. Soft
Landscape works shall include planting plans; written specifications (including
cultivation and other operations associated with plant and grass
establishment); schedules of plants, noting species, plant sizes and proposed
numbers/densities where appropriate and an implementation programme. All hard
and soft landscape works shall be carried out in accordance with the approved
details. The works shall be carried out
prior to the occupation of any part of the development or in accordance with a
programme agreed in writing by the Local Planning Authority. The maintenance
shall be carried out in accordance with the approved schedule. Any trees or
plants that, within a period of five years after planting, are removed, die or
become in the opinion of the Local Planning Authority, seriously damaged or
defective, shall be replaced as soon as is reasonably practicable with others
of species, size and number as originally approved, unless the Local Planning
Authority gives its written consent to any variation.
Reason: In the interests of visual amenity
and to ensure that suitable hard and soft landscape is provided as part of the
development. (Cambridge Local Plan 2018 policies 55, 57 and 59)
21. Prior to occupation, a plan indicating
the positions, design, materials and type of boundary treatments to be erected
shall be submitted to and approved in writing by the Local Planning Authority.
The boundary treatment shall be completed in accordance with the approved
details prior to the first occupation or the bringing into use of the
development (or other timetable agreed in writing by the Local Planning
Authority) and retained as approved thereafter. This should include:
-
Boundary treatment for the edges of the site.
-
Boundary treatment for the private amenity areas of the ground floor units 1 to
5 on the block of flats.
-
Boundary treatment for dwelling houses (plots 1 to 3).
Reason: To ensure an appropriate boundary
treatment is implemented in the interests of visual amenity and privacy
(Cambridge Local Plan 2018 policies 55, 57 and 59).
22. Prior to the commencement of the
development hereby approved, with the exception of below ground works and
demolition, a surface water drainage works details shall be submitted to and
approved in writing by the local planning authority, in accordance with the
submitted drainage strategy (MLM, 6th September 2018). Before these details are
submitted, an assessment shall be carried out of the potential for disposing of
surface water by means of a sustainable drainage system in accordance with the
principles set out in The National Planning Policy Framework and associated
Guidance, and the results of the assessment provided to the local planning
authority. The system should be designed such that there is no surcharging for
a 1 in 30 year event and no internal property flooding for a 1 in 100 year
event + 40% an allowance for climate change. The submitted details shall:
a) Provide information about the design
storm period and intensity, the method employed to delay and control the
surface water discharged from the site and the measures taken to prevent
pollution of the receiving groundwater and/or surface waters; and
b) Provide a management and maintenance plan
for the lifetime of the development which shall include the arrangements for
adoption by any public authority or statutory undertaker and any other
arrangements to secure the operation of the scheme throughout its lifetime.
c) The final drainage design should explore
the incorporation of additional SuDS features to
manage surface water more sustainably such as rain garden and above ground
surface water features.
d) Confirmation from the Environment Agency
that infiltration is not suitable for site due to the principal aquifer should
be submitted.
The approved details shall be fully
implemented on site prior to the first use/occupation and shall be retained
thereafter.
Reason: To ensure appropriate surface water
drainage. (Cambridge Local Plan 2018 policies 31 and 32).
30. No development approved by this planning
permission shall take place until a remediation strategy that includes the
following components to deal with the risks associated with contamination of
the site shall each be submitted to and approved, in writing, by the Local
Planning Authority:
1. A Preliminary Risk Assessment (PRA)
including a Conceptual Site Model (CSM) of the site indicating potential
sources, pathways and receptors, including those off site.
2. The results of a site investigation based
on (1) and a detailed risk assessment, including a revised CSM.
3. Based on the risk assessment in (2) an
options appraisal and remediation strategy giving full details of the
remediation measures required and how they are to be undertaken. The strategy
shall include a plan providing details of how the remediation works shall be
judged to be complete and arrangements for contingency actions. The plan shall
also detail a long term monitoring and maintenance plan as necessary.
4. No occupation of any part of the
permitted development shall take place until a verification report
demonstrating completion of works set out in the remediation strategy in (3).
The long term monitoring and maintenance plan in (3) shall be updated and be
implemented as approved.
Reason: To protect and prevent the pollution
of controlled waters from potential pollutants associated with current and
previous land uses in line with National Planning Policy Framework (NPPF), paragraphs
109, 120, 121 and the Environment Agency's approach to groundwater protection
(available at: https://www.gov.uk/government/collections/groundwater-protection).
31. If, during development, contamination
not previously identified is found to be present at the site then no further
development (unless otherwise agreed in writing with the Local Planning
Authority) shall be carried out until the developer has submitted a remediation
strategy detailing how this unsuspected contamination shall be dealt with and
obtained written approval from the Local Planning Authority. The remediation
strategy shall be implemented as approved.
Reason: To protect and prevent the pollution
of controlled waters from potential pollutants associated with current and
previous land uses in line with National Planning Policy Framework (NPPF),
paragraphs 109, 120, 121 and the Environment Agency's approach to groundwater
protection (available at: https://www.gov.uk/government/collections/groundwater-protection).
The Committee received representations in objection to the application
from residents of Ventress Close.
The representations covered the following issues:
i.
The application will exacerbate
existing traffic and parking issues in the area. This could impact the local
primary school as well as residents.
ii.
Asked Councillors to be mindful of
residents’ representations setting out their concerns about privacy, security,
loss of light, lack of outside amenity space, size and scale of the
development.
Mr Longstaff (Applicant’s Agent) addressed the
Committee in support of the application.
Councillor McGerty
(Queen Edith's Ward Councillor) addressed the Committee about the application.
The representations covered the following issues:
i.
Welcomed in principle applications for affordable
housing in the city as this was much needed.
ii.
Expressed concern about this specific application.
iii.
Children played in the street for generations so
the application will change the character of the area.
iv.
The west of the site was unusually shaped, which
constrained its space and form, making it difficult to fit in the proposed
number of units.
v.
The 3 storey development was located at the front
of the site and so dominated Ventress Close. It would
be better to have the 2 storey section there instead to soften the visual
aspect from the Close.
vi.
Conditions relating to gardens did not appear to
reference Policy 52 relating to the protection of gardens. Councillor McGerty
queried why this was so.
vii.
Queried if this application was an overdevelopment
of site which would exacerbate existing parking issues in the area and impact
on the local school.
Councillor
Thornburrow proposed amendments to the Officer’s recommendations:
i.
The Applicant should consider the impact of
lighting on ecology.
ii.
The Applicant should investigate if there was space
to park cargo bikes for residents and visitors.
Councillor Baigent
proposed an amendment to the Officer’s recommendation to prevent ‘no play’
signs being erected in open spaces.
The Senior Planner
undertook to include informatives in conditions to
reflect the above amendments. Officers asked for delegated powers to amend
conditions.
The Committee:
Unanimously resolved to grant the application for planning
permission in accordance with the officer recommendation, for the reasons set
out in the officer report, subject to the prior competition of a S106 agreement
and subject to the conditions recommended by the officers (and amended above)
plus additional informatives:
37. INFORMATIVE:
Any lighting schemes should carefully consider the impact upon local wildlife.
38. INFORMATIVE:
The applicant is encouraged not to put up 'no ball games' signs on the shared
amenity area.
39. INFORMATIVE:
The applicant is encouraged to investigate whether there would be any space
available for cargo bike parking when discharging the relevant cycle conditions.
Officers were
granted delegated powers to amend conditions.
Report author: Lewis Tomlinson
Publication date: 23/04/2019
Date of decision: 06/03/2019
Decided at meeting: 06/03/2019 - Planning
Accompanying Documents: