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4 19/0512/FUL - Grafton Centre PDF 472 KB
Minutes:
The Committee
received an application for full planning permission.
The application
sought approval for redevelopment of existing bus turning head and redundant service
area to provide new hotel and ancillary restaurant (Use Class C1), new public
realm (urban park) and landscape improvements together with associated highway
works to East Road providing new bus stops, pedestrian and cycle routes.
The Senior Planner updated his report by:
i.
Referring to updated recommendation and conditions
on the amendment sheet.
ii.
Recommending a new condition to confirm the
provision of bicycle parking prior to occupation.
Mr Newton (Applicant’s Agent) addressed the Committee in support of the
application.
Councillor Davey (Ward Councillor) addressed the Committee about the
application:
i.
He was speaking on behalf of Petersfield Ward
residents near the location of the application.
ii.
Much of the development is welcomed in principle eg
the improvement to the layout of East Road.
iii.
Residents had concerns regarding:
a.
Height of proposed building. Referred to paragraph
0.2 of the Officer’s report (impact on neighbours’ outlook).
b.
Carparking. Referred to paragraph 0.16 of the
Officer’s report (Sturton Street residents’ parking spaces may be used by hotel
guests).
i. Queried if parking
could be included in Grafton Street as the application aimed to redevelop this
area.
Councillor Porrer proposed an amendment to the Officer’s recommendation
that an informative should be included to require
the Travel Plan to include details about bike storage.
This amendment was carried
unanimously.
Councillor Sargeant proposed an amendment to the Officer’s
recommendation that tree maintenance should be
extended from 5 years to 10 years.
This amendment was carried
by 3 votes to 2.
The Committee:
Resolved (3 votes to 3 – and on the Chair’s casting vote) 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.
delegated
authority to complete the legal agreements and insert conditions where it is
deemed necessary. The final details to be agreed by Chair and Spokes;
[and]
ii.
the following conditions
(including amendments listed above)
1.The development hereby permitted shall be begun before the expiration
of three years from the date of this permission.
Reason: In accordance with the requirements of Section 91 of the Town
and Country Planning Act 1990 (as amended by Section 51 of the Planning and
Compulsory Purchase Act 2004).
Approved Plans
2.The development hereby permitted shall be carried out in accordance
with the approved plans as listed on this decision notice.
Reason: In the interests of good
planning, for the avoidance of doubt and to facilitate any future application
to the Local Planning Authority under Section 73 of the Town and Country
Planning Act 1990.
Submission of Preliminary Contamination Assessment
3.Prior to the commencement of the development (or phase of) or
investigations required to assess the contamination of the site, the following
information shall be submitted to and approved in writing by the Local Planning
Authority:
(a) Desk study to include:
-Detailed history of the site
uses and surrounding area (including any use of radioactive materials)
-General environmental
setting.
-Site investigation strategy
based on the information identified in the desk study.
(b) A report setting set out what works/clearance of the site (if any)
is required in order to effectively carry out site investigations.
Reason: To adequately categorise the
site prior to the design of an appropriate investigation strategy in the
interests of environmental and public safety in accordance with Cambridge Local
Plan 2018 Policy 33.
Submission of site investigation report and remediation strategy
4.Prior to the commencement of the development (or phase of) with the
exception of works agreed under
condition 3 and in accordance with the approved investigation strategy
agreed under clause (b) of condition 3, the following shall be submitted to and
approved in writing by the Local Planning Authority:
(a) A site investigation report
detailing all works that have been undertaken to determine the nature and
extent of any contamination, including the results of the soil, gas and/or
water analysis and subsequent risk assessment to any receptors
(b) A proposed remediation
strategy detailing the works required in order to render harmless the
identified contamination given the proposed end use of the site and surrounding
environment including any controlled waters. The strategy shall include a
schedule of the proposed remedial works setting out a timetable for all
remedial measures that will be implemented.
Reason: To ensure that any
contamination of the site is identified and appropriate remediation measures
agreed in the interest of environmental and public safety in accordance with
Cambridge Local Plan 2018 Policy 33.
Implementation of remediation
5. Prior to the first occupation of the development (or each phase of
the development where phased) the remediation strategy approved under clause
(b) to condition 4 shall be fully implemented on site following the agreed
schedule of works.
Reason: To ensure full mitigation through the agreed remediation
measures in the interests of environmental and public safety in accordance with
Cambridge Local Plan 2018 Policy 33.
Completion report
6. Prior to the first occupation of the development (or phase of) hereby
approved the following shall be submitted to, and approved by the Local
Planning Authority.
(a) A completion report demonstrating that the approved remediation
scheme as required by condition 4 and implemented under condition 5 has been
undertaken and that the land has been remediated to a standard appropriate for
the end use.
(b) Details of any post-remedial
sampling and analysis (as defined in the approved material management plan)
shall be included in the completion report along with all information
concerning materials brought onto, used, and removed from the development. The
information provided must demonstrate that the site has met the required
clean-up criteria.
Thereafter, no works shall take place within the site such as to
prejudice the effectiveness of the approved scheme of remediation.
Reason: To demonstrate that the
site is suitable for approved use in the interests of environmental and public
safety in accordance with Cambridge Local Plan 2018 Policy 33.
Material Management Plan
7) Prior to importation or reuse of material for the development (or
phase of) a Materials Management Plan (MMP) shall be submitted to and approved
in writing by the Local Planning Authority. The MMP shall:
a) Include details of the volumes and types of material proposed to be
imported or reused on site
b) Include details of the proposed source(s) of the imported or reused
material
c) Include details of the chemical testing for ALL material to be
undertaken before placement onto the site.
d) Include the results of the chemical testing which must show the
material is suitable for use on the development
e) Include confirmation of the chain of evidence to be kept during the
materials movement, including material importation, reuse placement and removal
from and to the development.
All works will be undertaken in accordance with the approved
document.
Reason: To ensure that no unsuitable material is brought onto the site
in the interest of environmental and public safety in accordance with Cambridge
Local Plan 2018 Policy 33.
Unexpected Contamination:
8) If unexpected contamination is encountered whilst undertaking the
development which has not previously been identified, works shall immediately
cease on site until the Local Planning Authority has been notified and the
additional contamination has been fully assessed and remediation approved
following steps (a) and (b) of condition 4 above. The approved remediation shall then be fully
implemented under condition 5.
Reason: To ensure that any unexpected contamination is rendered harmless
in the interests of environmental and public safety in accordance with
Cambridge Local Plan 2018 Policy 33.
Construction hours
9.No construction work or demolition work shall be carried out or plant operated other than between the following hours: 0800 hours and 1800 hours on Monday to Friday, 0800 hours and 1300 hours on Saturday and at no time on Sundays, Bank or Public Holidays.
Reason: To protect the amenity of the adjoining properties. (Cambridge Local Plan 2018 policy 35)
Delivery and collection hours during demolition or
construction
10.There shall be no collections from or deliveries to the site during the demolition and construction stages outside the hours of 0800 hours and 1800 hours on Monday to Friday, 0800 hours to 1300 hours on Saturday and at no time on Sundays, Bank or Public Holidays.
Reason: To protect the amenity of the adjoining properties. (Cambridge Local Plan 2018 policy 35)
Noise and vibration report
11.No development shall commence (including any pre-construction, demolition, enabling works or piling), until a written report, regarding the demolition / construction noise and vibration impact associated with this development, has been submitted to and approved in writing by the Local Planning Authority. The report shall be in accordance with the provisions of BS 5228:2009 Code of Practice for noise and vibration control on construction and open sites and include full details of any piling and mitigation measures to be taken to protect local residents from noise and or vibration. The development shall be carried out in accordance with the approved details only.
Due to the proximity of this site to existing residential premises and
other noise sensitive premises, impact pile driving is not recommended.
Reason: To protect the amenity of nearby properties (Cambridge Local Plan 2018 policy 35)
Dust minimisation
12.No development shall commence until a programme of measures to minimise the spread of airborne dust from the site during the demolition / construction period has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved scheme.
Reason: To protect the amenity of nearby properties Cambridge Local Plan 2018 policy 36.
Noise assessment
13.Prior to the occupation of the development or the commencement of the use, a noise assessment detailing noise levels emanating from all plant, equipment and vents, relative to background levels, shall be submitted to, and approved in writing by, the Local Planning Authority.
If the assessment demonstrates that noise levels exceed the background
level at the boundary of the premises, having regard to adjacent noise
sensitive premises, a mitigation 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.
Reason: To protect the amenity of nearby properties (Cambridge Local Plan 2018 policy 35)
Extraction scheme
14.Prior to the first occupation/use of the development, details of equipment for the purpose of extraction and filtration of odours shall be submitted to and approved in writing by the Local Planning Authority. The approved extraction/filtration scheme shall be installed before the use hereby permitted is commenced and shall thereafter be retained as such.
Reason: To protect the amenity of nearby properties. (Cambridge Local Plan 2018 policy 36)
Noise insulation
15.Prior to the commencement of above ground works, a noise insulation scheme detailing the acoustic noise insulation performance/specification of the external building envelope to reduce the level of noise experienced in the guest rooms (having regard to the building fabric, glazing, ventilation and internal plant related noise) shall be submitted to and approved in writing by the local planning authority.
The scheme as approved shall be fully implemented and a completion
report submitted prior to the occupation of the residential or other noise
sensitive development. Thereafter, the approved
scheme shall be retained as such.
Reason: To protect the amenity of hotel guests. ((Cambridge Local Plan 2018 - policy 35)
Deliveries or dispatches from the site during operation
16.Deliveries to or dispatches from the site (including waste collections) shall not be made outside the hours of 07:00 - 23:00hrs on Monday to Friday, 08:00 - 13:00hrs on Saturday or at any time on Sundays or public holidays.
Reason: To protect the amenity of nearby properties. (National Planning Policy Framework, Feb 2019 - paragraph 180 c) and Cambridge Local Plan 2018 - policies 34 and 59)
Lighting scheme
17.Prior to the installation of any artificial lighting an external and internal artificial lighting scheme with detailed impact assessment 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 (external and internal building lighting) and an artificial lighting impact assessment with predicted lighting levels at existing residential properties shall be undertaken (including horizontal / vertical isolux contour light levels and calculated glare levels). Artificial lighting on and off site shall meet the Obtrusive Light Limitations for Exterior Lighting Installations for the appropriate Environmental Zone in accordance with the Institute of Lighting Professionals - Guidance Notes for the Reduction of Obtrusive Light - GN01:2011 (or as superseded) and any mitigation measures to reduce and contain potential artificial light spill and glare as appropriate shall be detailed.
The artificial lighting scheme as approved shall be fully implemented before the use hereby permitted is commenced and shall be retained thereafter.
Reason: To protect the amenity of nearby properties. (National Planning Policy Framework, Feb 2019 - paragraph 180 c) and Cambridge Local Plan 2018 - policies 34 and 59)
Gas appliances
18.Prior to the installation of any gas fired combustion
appliances,
technical details and information demonstrating the use of low Nitrogen Oxide
(NOx) combustion boilers, i.e., individual gas fired boilers that meet a dry
NOx emission rating of _$540mg/kWh, to minimise emissions from the development
that may impact on air quality, shall be submitted to and approved in writing
by the Local Planning Authority.
If the proposals include any gas fired Combined Heat and Power (CHP) System,
technical details and information demonstrating that system meets the following
emissions standards for various engines types shall be submitted for approval
in writing by the Local Planning Authority:
- Spark ignition engine: less than or equal to 150 mg NOx/Nm3
- Compression ignition engine:
less than 400 mg NOx/Nm3
- Gas turbine: less than 50 mg
NOx/Nm3
The details shall include a manufacturers Nitrogen Oxides (NOx) emission
test certificate or other evidence to demonstrate that every boiler installed
meets the emissions standards above.
The scheme details as approved shall be fully installed and operational before first occupation and shall be retained and maintained thereafter.
Reason: To protect local air quality and human health by ensuring that the production of air pollutants such as nitrogen dioxide and particulate matter are kept to a minimum during the lifetime of the development, to contribute toward National Air Quality Objectives in accordance with the requirements of the National Planning Policy Framework (NPPF, 2019) paragraphs 170 and 181, policy 36 of the Cambridge Local Plan 2018 and Cambridge City Councils adopted Air Quality Action Plan (2018).
Management plan
19.Prior to the occupation of the development, hereby permitted, or the
commencement of the use, a management plan shall be submitted to and approved
in writing by the Local Planning Authority. The management plan shall include
provisions relating to travel advice; check-in time slots in order to stage the
impact of the check-in/out process; site security; crime reduction and
reporting measures; the management of deliveries; and the external display of
contact information for on-site management and emergencies. The scheme shall be
managed in accordance with the approved details thereafter.
Reason: In order to ensure the occupation of the site is well managed and does not give rise to significant amenity issues for nearby residents (Cambridge Local Plan 2018 policies 35 and 46).
Waste disposal arrangements
20.Prior to the occupation of the development, hereby permitted, or the commencement of the use, the arrangements for the disposal of waste detailed on the approved plans shall be provided and information shall be provided on the management arrangements for the receptacles to facilitate their collection from a kerbside collection point. The approved arrangements shall be implemented prior to the occupation of the development or the commencement of the use and retained thereafter.
Reason - To protect the amenities of nearby residents/occupiers and in the interests of visual amenity. (Cambridge Local Plan 2018 policies 35, 36 and 57)
Surface water drainage scheme
21.Prior to the commencement of development, other than demolition, a scheme for surface water drainage works shall be submitted to and approved in writing by the Local Planning Authority. The details shall include an assessment 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 the National Planning Policy 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 + an allowance for climate change.
The submitted details shall include the following:
1) 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;
2) 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 for adoption by any public
authority or statutory undertaker and any other arrangements to secure the
operation of the scheme throughout its lifetime.
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)
Surface water strategy
22.No hard-standing areas to be constructed until the works have been carried out in accordance with the surface water strategy so approved unless otherwise agreed in writing by the Local Planning Authority.
Reason: To prevent environmental and amenity problems arising from flooding (Cambridge Local Plan 2018 policy 32)
BRE scheme certificate design stage
23.Within 6 months of commencement of development, a BRE issued Design Stage Certificate shall be submitted to, and approved in writing by, the Local Planning Authority demonstrating that BREEAM 'excellent' as a minimum will be met, with at least 4 credits for Wat01. Where the interim certificate shows a shortfall in credits for BREEAM 'excellent', a statement shall be submitted identifying how the shortfall will be addressed. In the event that such a rating is replaced by a comparable national measure of sustainability for building design, the equivalent level of measure shall be applicable to the proposed development.
Reason: In the interests of reducing carbon dioxide emissions and promoting principles of sustainable construction and efficient use of buildings (Cambridge Local Plan 2018, policy 28)
BRE certificate construction stage
24.Prior to the occupation of the building hereby permitted, or within 6
months of occupation, a BRE issued post Construction Certificate shall be
submitted to, and approved in writing by the Local Planning Authority,
indicating that the approved BREEAM rating has been met. In the event that such
a rating is replaced by a comparable national measure of sustainability for
building design, the equivalent level of measure shall be applicable to the proposed
development.
Reason: In the interests of reducing carbon dioxide emissions and promoting principles of sustainable construction and efficient use of buildings (Cambridge Local Plan 2018, policy 28).
Preliminary energy strategy report
25.The proposed on-site renewable and low carbon technologies set out in the Preliminary Energy Strategy Report (Jenks Associates Limited, March 2019) shall be fully installed and operational prior to the occupation of any approved buildings and shall thereafter be maintained in accordance with a maintenance programme, which shall be submitted to and approved in writing by the local planning authority prior to the commencement of development. Further information shall also be submitted and agreed in writing by the local planning authority in relation to the technical specification of the proposed gas fired Combined Heat and Power System (CHP), including emissions standards. Any gas fired CHP should meet an emissions standard of:
Spark ignition engine: less than 150 mgNOx/Nm3
Compression ignition engine: less than 400 mgNOx/Nm3
Gas turbine: less than 50 mgNOx/Nm3
The renewable and low carbon energy technologies shall remain fully operational in accordance with the approved maintenance programme, unless otherwise agreed in writing by the local planning authority.
No review of this requirement on the basis of grid capacity issues can take place unless written evidence from the District Network Operator confirming the detail of grid capacity and its implications has been submitted to, and accepted in writing by, the local planning authority. Any subsequent amendment to the level of renewable/low carbon technologies provided on the site shall be in accordance with a revised scheme submitted to and approved in writing by, the local planning authority.
Reason: In the interests of reducing carbon dioxide emissions (Cambridge Local Plan 2018, policy 28, and to protect human health in accordance with Cambridge Local Plan policy 36)
Bird Hazard Management Plan
26.Development shall not commence until a Bird Hazard Management Plan has been submitted to and approved in writing by Local Planning Authority. The submitted plan shall include details of:
- monitoring of any standing water within the site temporary or
permanent
- sustainable urban drainage schemes (SUDS) - Such schemes shall comply
with Advice Note 6 'Potential Bird Hazards from Sustainable Urban Drainage
schemes (SUDS) (available at
www.aoa.org.uk/policy-campaigns/operations-safety/).
- management of any flat/shallow pitched/green roofs on buildings within
the site which may be attractive to nesting, roosting and "loafing"
birds. The management plan shall comply with Advice Note 8 'Potential Bird
Hazards from Building Design' (available at
www.aoa.org.uk/policy-campaigns/operations-safety/)
- reinstatement of grass areas
- maintenance of planted and landscaped areas, particularly in terms of
height and species of plants that are allowed to grow
- which waste materials can be brought on to the site/what if any
exceptions e.g. green waste
- monitoring of waste imports (although this may be covered by the site
licence)
- physical arrangements for the collection (including litter bins) and
storage of putrescible waste, arrangements for and frequency of the removal of
putrescible waste
- signs deterring people from feeding the birds.
The Bird Hazard Management Plan shall be implemented as approved before
any works commence and shall remain in force for the life of the building. No
subsequent alterations to the plan are to take place unless first submitted to
and approved in writing by the Local Planning Authority.
Reason: It is necessary to manage the Redevelopment of parts of the
Grafton Centre in order to minimise its attractiveness to birds which could
endanger the safe movement of aircraft and the operation of Cambridge Airport
(Cambridge Local Plan 2018 policy 37)
Construction management strategy
27.Development shall not commence until a construction management strategy has been submitted to and approved in writing by the Local Planning Authority covering the application site and any adjoining land which will be used during the construction period. Such a strategy shall include the details of cranes and other tall construction equipment (including the details of obstacle lighting).
The approved strategy (or any variation approved in writing by the Local
Planning Authority) shall be implemented for the duration of the construction
period.
Reason: To ensure that construction work and construction equipment on the site and adjoining land does not obstruct air traffic movements or otherwise impede the effective operation of air traffic navigation transmitter/receiver systems. (Cambridge Local Plan 2018 policy 37)
Bird and Bat boxes
28.No development above ground level shall commence until a plan has been submitted to and approved in writing by the Local Planning Authority detailing the proposed specification, number and locations of internal and / or external bird and bat boxes on the new buildings. The bird and bat boxes shall be installed prior to the commencement of the proposed uses and subsequently maintained in accordance with the approved plans.
Reason: to provide ecological enhancements for protected species on the
site (Cambridge Local Plan (2018) policy 70).
Biodiverse roofs
29.Prior to the commencement of above ground works, detail of biodiverse roof(s) shall be submitted to and approved in writing by the Local Planning Authority. The biodiverse roof(s) shall be;
- biodiversity based with extensive substrate base (depth 80-150mm); and
- planted/seeded with an agreed mix of species within the first planting
season following the practical completion of the building works (the seed mix
shall be focused on wildflower planting, and shall contain no more than a
maximum of 25% sedum).
The biodiverse roof shall not be used as an amenity or sitting out space
of any kind whatsoever
and shall only be used in the case of essential maintenance or repair,
or escape in case of emergency.
The biodiverse roof(s) shall be constructed in accordance with the
approved details and shall be maintained as such thereafter.
Reason: To ensure the development provides the maximum possible
provision towards creation of habitats and valuable areas for biodiversity.
(Cambridge Local Plan 2018 policy 70)
External materials
30.No development shall take place above ground level, other than demolition, until samples of the external materials to be used in the construction of the development have been submitted to and approved in writing by the Local Planning Authority. Development shall thereafter be carried out in accordance with the approved details.
Reason: To ensure that the external appearance of the development does
not detract from the character and appearance of the area. (Cambridge Local
Plan 2018 policies 55, 57 (for new buildings) and/or 58 (for extensions))
Glass types
31.Prior to the commencement of the development hereby approved, with the exception of below ground works, full details of glass type(s) to be used in curtain walling/windows/doors or other glazed features shall be submitted to and approved in writing by the local planning authority. The 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 55 and 57)
Brickwork
32.Before starting any brick or stonework, a sample panel of the facing materials to be used, which shall include details of the bonding, coursing and colour and type of jointing, shall be erected on site and agreed in writing with the Local Planning Authority. The development shall be carried out in accordance with the approved panel, which shall be maintained on site throughout the course of development.
Reason: In the interests of visual amenity and to ensure that the quality and colour of the detailing of the brickwork/stonework and jointing is acceptable and maintained throughout the development. (Cambridge Local Plan 2018 policies 55, 57 (for new buildings) and/or 58 (for extensions))
Screening system for rooftop plant
33.No rooftop plant shall be constructed on the building hereby approved until such time as full details, to a large scale, of any rooftop plant screening systems to be installed have been submitted to and approved in writing by the local planning authority. This may include the submission of samples of mesh/louvre types and the colour(s) of the components. Colour samples should be identified by the RAL or BS systems. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the details of development are acceptable. (Cambridge Local Plan 2018 policies 55 and 57)
Signage zone
34.Prior to the commencement of above ground works, full details of proposed signage zone shall be submitted to and approved in writing by 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 55, 57 and 64).
Hard and Soft landscaping
35.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; minor artefacts, design of seating/benches and structures (e.g furniture, play equipment, refuse or other storage units, signs, lighting); retained historic landscape features and proposals for restoration, where relevant. 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 ten 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)
Landscape management plan
36.Prior to first occupation or the bringing into use of the development, hereby permitted, a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscaped areas, other than small privately owned domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority. The landscaped areas shall thereafter be managed in accordance with the approved details.
Reason: In the interests of visual amenity and to ensure
that suitable hard and soft landscape is maintained as part of the development.
(Cambridge Local Plan 2018 policies 55, 57 and 59)
Tree pit details
37.No development above ground level shall take place until full details of all tree pits, including those in planters, hard paving and soft landscaped areas have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved.
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)
AMS
38.Prior to commencement and in accordance with BS5837 2012, a phased tree protection methodology in the form of an Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) shall be submitted to the local planning authority for its written approval, before any tree works are carried and before equipment, machinery or materials are brought onto the site for the purpose of development (including demolition). In a logical sequence the AMS and TPP will consider all phases of construction in relation to the potential impact on trees and detail tree works, the specification and position of protection barriers and ground protection and all measures to be taken for the protection of any trees from damage during the course of any activity related to the development, including supervision, demolition, foundation design, storage of materials, ground works, installation of services, erection of scaffolding and landscaping.
Reason: To satisfy the Local Planning Authority that trees to be retained will be protected from damage during any construction activity, including demolition, in order to preserve arboricultural amenity in accordance with section 197 of the Town and Country Planning Act 1990 and Cambridge Local Plan 2018 Policy 71: Trees.
AMS site meeting
39.Prior to the commencement of site clearance a pre-commencement site meeting
shall be held and attended by the site manager, the arboricultural consultant
and LPA Tree Officer to discuss details of the approved AMS.
Reason: To satisfy
the Local Planning Authority that trees to be retained will not be damaged
during any construction activity, including demolition, in order to preserve
arboricultural amenity in accordance with section 197 of the Town and Country
Planning Act 1990 and Cambridge Local Plan 2018 Policy 71: Trees.
Tree protection
40.The approved tree protection methodology will be implemented throughout the development and the agreed means of protection shall be retained on site until all equipment, and surplus materials have been removed from the site. Nothing shall be stored or placed in any area protected in accordance with approved tree protection plans, and the ground levels within those areas shall not be altered nor shall any excavation be made without the prior written approval of the local planning authority. If any tree shown to be retained is damaged, remedial works as may be specified in writing by the local planning authority will be carried out.
Reason: To satisfy
the Local Planning Authority that trees to be retained will not be damaged during
any construction activity, including demolition, in order to preserve
arboricultural amenity in accordance with section 197 of the Town and Country
Planning Act 1990 and Cambridge Local Plan 2018 Policy 71: Trees.
Tree protection compliance
41.If any tree shown to be retained on the approved tree protection methodology is removed, uprooted, destroyed or dies within ten years of project completion, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.
Reason: To satisfy the
Local Planning Authority that arboricultural amenity will be preserved in
accordance with section 197 of the Town and Country Planning Act 1990 and
Cambridge Local Plan 2018 Policy 71: Trees.
Cycle parking
42. Prior to
the first occupation of the hotel details of the location and design of the
proposed cycle parking shall be submitted and approved
in writing by the Local Planning Authority. Thereafter the development shall be
carried out in accordance with the approved details.
Reason: In the
interests of visual amenity. (Cambridge Local Plan 2018
policies 35 and 57).
Travel plan
43.No occupation of the building shall commence until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall specify the methods to be used to discourage the use of the private motor vehicle and the arrangements to encourage use of alternative sustainable travel arrangements such as public transport, car sharing, cycling and walking. The Travel Plan shall be implemented as approved upon the occupation of the development and monitored in accordance with details to be agreed in writing by the Local Planning Authority.
Reason: In the interests of encouraging sustainable travel to and from the site (Cambridge Local Plan 2018, policies 80 and 81).
Temporary buildings
44.No development within Schedule 2 Part 4 Temporary Buildings and Uses, Class A: The provision on land of buildings, moveable structures, works, plant or machinery required temporarily in connection with and for the duration of operations, being or to be carried out on, in, under or over land or on land adjoining that land shall be carried out without a planning application being submitted to and approved by the Local Planning Authority, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting it, with or without modification),
Reason: To ensure that construction operations and equipment on the application site or on any adjoining land do not breach the Obstacle Limitation Surface (OLS) surrounding Cambridge Airport and endanger the movement of aircraft and the safe operation of the aerodrome (Cambridge Local Plan 2018 policy 60 and 81.
Bus stop shelter design
45. Prior to the occupation of the development the detailed
designs of the bus stop shelters shall be submitted and approved in writing by
the Local Planning Authority. Thereafter the development shall be carried out
in accordance with the approved details.
Reason: In the interests of visual amenity and accessibility. (Cambridge
Local Plan 2018 policies 35 and 57).
[and]
iii.
informatives included on the
planning permission in respect of:
a. INFORMATIVE:
Dust Informative
It is required that a dust management plan should reference and have
regard to various national and industry best practical technical guidance such
as:
- Guidance on the assessment of dust from demolition and construction,
version 1.1 (IAQM, 2016)
- Guidance on Monitoring in the Vicinity of Demolition and Construction
Sites, version 1.1 (IAQM, 2018)
- Control of dust and emissions during construction and demolition
-supplementary planning guidance, (Greater London Authority, July 2014).
b. INFORMATIVE:
To satisfy standard condition C62 (Noise Insulation), the rating level (in
accordance with BS4142:2014) from all plant, equipment and vents etc
(collectively) associated with this application should be less than or equal to
the existing background level (L90) at the boundary of the premises subject to
this application and having regard to noise sensitive premises.
Tonal/impulsive noise frequencies should be eliminated or at least
considered in any assessment and should carry an additional correction in accordance
with BS4142:2014. This is to guard
against any creeping background noise in the area and prevent unreasonable
noise disturbance to other premises. This requirement applies both during the
day (0700 to 2300 hrs over any one hour period) and night time (2300 to 0700
hrs over any one 15 minute period).
It is recommended that the agent/applicant submits a noise prediction
survey/report in accordance with the principles of BS4142: 2014 "Methods
for rating and assessing industrial and commercial sound" or similar,
concerning the effects on amenity rather than likelihood for complaints. Noise levels shall be predicted at the
boundary having regard to neighbouring premises.
It is important to note that a full BS4142:2014 assessment is not
required, only certain aspects to be incorporated into a noise assessment as
described within this informative.
Such a survey / report should include:
a large scale plan of the site in relation to neighbouring premises;
noise sources and measurement / prediction points marked on plan; a list of
noise sources; details of proposed noise sources / type of plant such as:
number, location, sound power levels, noise frequency spectrums, noise
directionality of plant, noise levels from duct intake or discharge points; details
of noise mitigation measures (attenuation details of any intended enclosures,
silencers or barriers); description of full noise calculation procedures; noise
levels at a representative sample of noise sensitive locations and hours of
operation.
Any report shall include raw measurement data so that conclusions may be
thoroughly evaluated and calculations checked.
c. 3.INFORMATIVE: To meet current British
Standard
19.2.1.2 Hotel bedrooms
Accessible bedrooms should always be provided with en-suite accessible
sanitary facilities, including a WC, basin and shower (or bath) if en-suite
facilities are provided for any other bedrooms. The minimum provision of
accessible bedrooms as a percentage of the total number of bedrooms should be:
·
one room or 5%, whichever is the greater, with a
wheelchair-accessible en-suite shower room for
·
independent use (see examples in Figure 30 and
Figure 52);
·
a further one room or 1%, whichever is the greater,
with a tracked hoist system (see examples in
·
Figure 31 and Figure 32), and a connecting door to
an adjoining (standard) bedroom for use by
·
an assistant or companion;
·
one room or 5%, whichever is the greater, with an
en-suite shower room to meet the requirements of people with ambulant mobility
impairments (see Figure 53).
A further number of bedrooms to make up a total provision of 15% of all
bedrooms should be large enough for easy adaptation to accessible bedroom
standards (with en-suite facilities) if required in future, i.e. incorporate
all the correct dimensions and sanitary layouts in Figure 33 and Figure 52, and
be structurally capable of having grab rails installed quickly and easily.
I would not recommend providing more than one bathroom, flat floored showers
are more useful.
Double doors will need to be powered or be asymmetrical with one leaf
being at least 900mm and
having an opening force of less than 20N.
The reception and bar need hearing loops and dropped height sections of
counter.
Good signage and colour contrast of décor is needed for visually
impaired people.
The lifts need to be fire fighting lifts.
The accessible rooms need to be nearer to the lift shafts.
In accessible room with showers the shower seat could rotate 90 degrees
and befitted on same wall as
toilet.
The accessible room needs fire warning devices for those with sensory
impairments.
d. 4.INFORMATIVE: Anglia Water
Notification of intention to connect to the public sewer under S106 of
the Water Industry Act Approval and consent will be required by Anglian Water,
under the Water Industry Act 1991. Contact Development Services Team 0345 606
6087.
Protection of existing assets - A public sewer is shown on record plans
within the land identified for the proposed development. It appears that
development proposals will affect existing public sewers. It is recommended
that the applicant contacts Anglian Water Development Services Team for further
advice on this matter. Building over existing public sewers will not be
permitted (without agreement) from Anglian Water.
Building near to a public sewer - No building will be permitted within
the statutory easement width of 3 metres from the pipeline without
agreement from Anglian Water. Please contact Development Services Team
on 0345 606 6087.
The developer should note that the site drainage details submitted have
not been approved for the purposes of adoption. If the developer wishes to have
the sewers included in a sewer adoption agreement with Anglian Water (under
Sections 104 of the Water Industry Act 1991), they should contact our
Development Services Team on 0345 606 6087 at the earliest opportunity. Sewers
intended for adoption should be designed and constructed in accordance with
Sewers for Adoption guide for developers, as supplemented by Anglian Water's
requirements.
e. INFORMATIVE:
The following are points that should be considered by the waste management
plan:
- Distance from kitchen/bar to refuse store is excessive
- Having to pass through linen store to refuse store will lead to
contamination of "linen in"
- Suggest access passage behind linen area and cellar direct to
kitchen/serving area.
- Refuse store needs to be:
- Well lit
- Drainage & tap for wash down
- Walls & doors covered in protective material to avoid damage from
moving bins
- Doors must be able to be locked open with kick-stops
- Clearly demarkable areas so staff can easily identify which bins are
which
- Sufficient space for storage of bulky waste
(chairs/lamps/mattresses/electronic goods) for which irregular collections may
be the norm
- No slope between refuse store and outside road/or minimum slope with
"drop down kerbs" running length of loading bay
- Key code access to refuse store for waste contractors - keys or radio
intercom not accepted
-Loading bay needs to be clearly marked and free of overhead and other
obstruction with forwards entry and exit possible
f. INFORMATIVE:
The Bird Hazard Management Plan must ensure that flat/shallow pitched roofs be
constructed to allow access to all areas by foot using permanent fixed access
stairs ladders or similar. The owner/occupier must not allow gulls, to nest,
roost or loaf on the building. Checks must be made weekly or sooner if bird
activity dictates, during the breeding season. Outside of the breeding season
gull activity must be monitored and the roof checked regularly to ensure that
gulls do not utilise the roof. Any gulls found nesting, roosting or loafing
must be dispersed by the owner/occupier when detected or when requested by
Cambridge Airport (CIA) Airside Operations staff. In some instances it may be
necessary to contact CIA Airside Operations staff before bird dispersal takes
place. The owner/occupier must remove any nests or eggs found on the roof.
The breeding season for gulls typically runs from March to June. The
owner/occupier must obtain the appropriate licences where applicable from
Natural England before the removal of nests and eggs.
g. INFORMATIVE:
Flood risk standing advice
For your information this
application falls within Flood Risk Standing Advice, your council's drainage
manager should be consulted. See www.gov.uk/flood-risk-assessment-standing-advice
All surface water from roofs shall be piped direct to an approved
surface water system using sealed downpipes. Open gullies should not be used.
Only clean, uncontaminated surface water should be discharged to any soakaway,
watercourse or surface water sewer.
The water environment is potentially vulnerable and there is an
increased potential for pollution from inappropriately located and/or designed
infiltration (SuDS). We consider any infiltration (SuDS) greater than 2.0 m
below ground level to be a deep system and are generally not acceptable. All
infiltration SuDS require a minimum of 1.2 m clearance between the base of
infiltration SuDS and peak seasonal groundwater levels. All need to meet the
criteria in our Groundwater Protection: Principles and Practice (GP3) position
statements G1 to G13 which can be found here:
https://www.gov.uk/government/collections/groundwater-protection.
In addition, they must not be constructed in ground affected by
contamination and if the use of deep bore soakaways is proposed, we would wish
to be re-consulted. The proposals will need to comply with our Groundwater
protection position statements G1 and G9 to G13.
h. INFORMATIVE:
The applicant
shall ensure that the guests are informed via the ‘Welcome Pack’ that they are
permitted to store their bicycle within their hotel room.
This decision notice relates to the following drawings: 0301 REV P-00
P2 , 0310 REV P-02 , 0311 REV P-01 , 0312 REV P-01 , 0313 REV P-01 , 0314 REV P-01
, 0315 REV P-01 , 0316 REV P-01 , 0317 REV P-01 , 0318 REV P-01 , 0320 REV P-01
, 0200 REV P-00 , LP2129-FIRA-MP-P0003 REV K ,
17169-0321-P-01 .