Issue - meetings

The Committee received an application for full planning permission.

 

The application sought approval for erection of student accommodation with 154 student rooms (following demolition of existing buildings). Together with ancillary accommodation comprising common/study rooms, laundry room, management office, plant room, bin and bicycle enclosures, landscaping and associated infrastructure including a Sub-Station.

 

The Principal Planner updated his report by referring to amended conditions on the Amendment Sheet. Details had been changed in response to comments from consultees that had been received close to the committee date.

 

The Committee received a representation in objection to the application from a Camcycle Representative.

       i.          This application was not truly sustainable.

     ii.          People would have difficulty accessing the site by bicycle.

   iii.          It would be difficult to access the Chisholm Trail.

   iv.          If the application were to be approved, the following might be appropriate to secure by condition:

a.    Power assisted cycle storage facilities.

b.    A toucan crossing near the site.

 

The Committee received a representation in objection to the application from a Cambridge Past, Present and Future Representative.

       i.          CPPF did not object to the application of itself.

     ii.          Expressed concern that modern flats were being installed behind the Leper Chapel. This would cause harm to the setting of the chapel, as referenced in the Urban Design Team’s comments (P38 of the agenda pack).

   iii.          The city was growing, this development could impact on its character. Any harm done to the historic character needed to be mitigated in some way.

   iv.          If this application were approved some form of compensation was required to mitigate its appearance in the setting of the Leper Chapel, plus the local distinctiveness provided by Barnwell Lake and the adjoining meadows.

 

Mr Pittock (Applicant’s Agent) addressed the Committee in support of the application.

 

Councillor Sargeant proposed an amendment to the Officer’s recommendation to remove reference to “local” in “local resident streets” in the student management plan to mitigate parking across the city.

 

The amendment was carried unanimously.

 

Councillor Thornburrow proposed an amendment to the Officer’s recommendation that the drainage management scheme should be in place prior to commencement.

 

This amendment was carried unanimously.

 

The Committee:

 

Resolved (by 6 votes to 1) to grant the application for planning permission in accordance with the officer recommendation, for the reasons set out in the officer’s report, subject to:

       i.          The conditions recommended by the Officers.

     ii.          The prior completion of a S106 Agreement to secure:

a.    The financial contributions specified in paragraphs 8.32 – 8.34 with delegated authority for officers to negotiate an appropriate financial contribution for a toucan crossing (if required) as described in paragraph 8.35; and

b.    A planning obligation which secures the planning objectives in the Cambridge Local Plan 2018 Policy 46 and its supporting text (For the avoidance of doubt these objectives are: the securement of a formal agreement and appropriate controls, to ensure the development is solely occupied by the identified institution, Anglia Ruskin University, during term time and to ensure Proctorial control over the ownership of cars by students occupying the development.); and

 

   iii.          The following additional conditions:

 

Environmental Health conditions

 

Plant noise condition

Prior to the installation of plant, a scheme for the insulation of the plant in order to minimise the level of noise emanating from the said plant shall be submitted to and approved in writing by the local planning authority and the scheme as approved shall be fully implemented before the use hereby permitted is commenced.

 

Acoustic assessment compliance

The noise insulation scheme and mitigation requirements as stated within the Cass Allen “noise assessment” revision 2 dated 4^th March 2019 (RP01-18774) shall be fully implemented, maintained and not altered. 

 

Artificial Lighting

Prior to the installation of any artificial lighting, an artificial lighting scheme shall be submitted to and approved in writing by the local planning authority.  The scheme shall include details of any artificial lighting of the site and an artificial lighting impact assessment with predicted lighting levels at proposed and existing residential properties shall be undertaken.  Artificial lighting on and off site must meet the Obtrusive Light Limitations for Exterior Lighting Installations contained within  the Institute of Lighting Professionals Guidance Notes for the Reduction of Obtrusive Light - GN01:2011 (or as superseded).

 

The approved lighting scheme shall be installed, maintained and operated in accordance with the approved details / measures.

 

Alternative ventilation scheme

Prior to the commencement of development/construction, details of an alternative ventilation scheme for the accommodation units to negate / replace the need to open windows, in order to protect future occupiers from external traffic noise shall be submitted to and approved in writing by the local planning authority.  Full details are also required of the operating noise level of the alternative ventilation system.   

 

The scheme shall be installed before the use hereby permitted is commenced and shall be fully retained thereafter. 

 

Drainage Conditions

 

Surface water drainage scheme

No development, apart from above ground works and demolition, hereby permitted shall be commenced until a surface water drainage scheme for the site, based on sustainable drainage principles and in accordance with Cambridge City Council local plan policies, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied.

 

The scheme shall be based upon the principles within the agreed Flood risk and drainage strategy prepared by Richard Jackson (ref: 48949) dated March 2019 and shall also include:

a)   Details of the existing surface water drainage arrangements including runoff rates for the QBAR, 3.3% Annual Exceedance Probability (AEP) (1 in 30) and 1% AEP (1 in 100) storm events;

b)   Full results of the proposed drainage system modelling in the above-referenced storm events (as well as 1% AEP plus climate change) , inclusive of all collection, conveyance, storage, flow control and disposal elements and including an allowance for urban creep, together with a schematic of how the system has been represented within the hydraulic model;

c)    Detailed drawings of the entire proposed surface water drainage system, including levels, gradients, dimensions, pipe reference numbers, green roof, permeable paving and rain gardens;

d)   A plan of the drained site area and which part of the proposed drainage system these will drain to;

e)   Full details of the proposed attenuation and flow control measures;

f)     Site Investigation and test results to confirm infiltration rates;

g)   Temporary storage facilities if the development is to be phased;

h)   A timetable for implementation if the development is to be phased;

i)      Details of overland flood flow routes in the event of system exceedance, with demonstration that such flows can be appropriately managed on site without increasing flood risk to occupants;

j)      Full details of the maintenance/adoption of the surface water drainage system;

k)    Measures taken to prevent pollution of the receiving groundwater and/or surface water

l)      Formal agreement from a third party if discharging into their system is proposed, including confirmation (and evidence where appropriate) that sufficient capacity is available.

m) The drainage scheme must adhere to the hierarchy of drainage options as outlined in the NPPF PPG.

 

Reason

To ensure that the proposed development can be adequately drained and to ensure that there is no increased flood risk on or off site resulting from the proposed development.

 

Management and Maintenance

No development, apart from above ground works and demolition, hereby permitted shall be commenced until details for the long-term maintenance arrangements for the surface water drainage system (including all SuDS features) to be submitted to and approved in writing by the Local Planning Authority. The submitted details should identify runoff sub-catchments, SuDS components, control structures, flow routes and outfalls. In addition, the plan must clarify the access that is required to each surface water management component for maintenance purposes. The maintenance plan shall be carried out in full thereafter.

 

Reason

To ensure the satisfactory maintenance of drainage systems that are not publically adopted, in accordance with the requirements of paragraphs 163 and 165 of the National Planning Policy Framework.

 

Foul Drainage

No building hereby permitted shall be occupied until foul water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority.

 

Reason

To ensure that the proposed development can be adequately drained and to ensure that there is no increased flood risk on or off site resulting from the proposed development

 

Green Roof Policy

Notwithstanding the approved plans, all flat roofed elements within the development shall be green or brown roofs. No development above ground level, other than demolition, shall commence until full details of these green or brown roofs have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved.  The details shall include details of build-ups, make up of substrates, planting plans for biodiverse roofs, methodologies for translocation strategy and drainage details where applicable. The green roofs shall be installed in accordance with the approved details and shall be maintained thereafter.

 

Reason: In the interests of responding suitably to climate change and water management (Cambridge Local Plan 2018 policy 31)

 

Management Condition

The development shall be occupied and managed only in accordance with a Student Housing Management Plan that shall be submitted to and approved in writing by the local planning authority prior to commencement of occupation of the development and shall prohibit students from owning cars within the city. 

 

Reason: In the interests of residential amenity and impact on the local highway network (Cambridge Local Plan 2018 policies 46 and 81).