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Agenda and minutes

Venue: Committee Room 1 & 2, The Guildhall, Market Square, Cambridge, CB2 3QJ

Contact: Democratic Services  Committee Manager

Items
No. Item

20/1/Plan

Apologies

Minutes:

Apologies were received from Councillors Baigent and McQueen.

20/2/Plan

Declarations of Interest

Minutes:

Name

Item

Interest

Councillor Sargeant

All

Personal: Member of

Cambridge Cycling Campaign.

Councillor Sargeant

All

Personal: Member of Area Bus Users.

Councillor Sargeant

20/05/Plan

Personal & Prejudical: Withdrew due to historic objection comments on former iteration of application.

Councillor Sargeant

20/06/Plan

Personal & Prejudical: Withdrew as his Mother is a neighbour for this property.

 

20/3/Plan

Minutes

To follow

Minutes:

The minutes of the meeting held on 17 December 2019 would be reviewed at a future committee.

20/4/Plan

19/0512/FUL - Grafton Centre pdf icon 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)

 

Standard Time

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 .

20/5/Plan

19/0242/FUL - 18 Chesterton Road pdf icon PDF 295 KB

Minutes:

Councillor Sargeant withdrew from the Committee for this item and did not participate in the discussion or decision making.

 

The Committee received an application for full planning permission.

 

The application sought approval for erection of a mixed use scheme comprising 11 flats and 2 retail units following demolition of existing buildings at 18, 18a, 18b and 18c-d Chesterton Road.

 

The Committee received a representation in objection (as a written statement) to the application from a representative of Ashton Legal Cambridge:

  i.  The application was too large for the site.

  ii.  Appreciated that privacy screens were required by planning condition.

  iii.  The east elevation would cause unacceptable harm to the outlook from 1 Riverside Court.

  iv.  Requested the kitchen window of flat 5, and flat 9 bedroom 2 window, be non-opening and obscure glazed.

 

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

 

The Committee:

 

Resolved (by 4 votes to 0)to grant the application for planning permission in accordance with the Officer recommendation, for the reasons set out in the Officer’s report, and subject to the conditions recommended by the Officer.

20/6/Plan

19/1047/S73 - 157 Histon Road pdf icon PDF 132 KB

Minutes:

Councillor Sargeant withdrew from the Committee for this item and did not participate in the discussion or decision making.

 

The Committee received a S73 application to vary condition 14 of planning permission C/95/0110 (as amended 14/0505/S73) to allow delivery hours to between 07:00hrs and 22:00hrs Monday to Saturday and 09:00hrs and 19:00hrs on Sundays and Bank Holidays (Amended description).

 

The Principal Planner updated his report by referring to the updated recommendation on the amendment sheet.

 

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

 

Councillor Hipkin (Ward Councillor) addressed the Committee about the application:

  i.  Made a declaration of interest that he shopped at Aldi.

  ii.  Accepted that Aldi wanted the maximum of time available for deliveries as a business need.

  iii.  Part of the Planning Committee’s remit was to protect the rights and interests of residents.

  iv.  Residents near Aldi were entitled to clean air and tranquillity, this would be compromised by the proposal:

a.  Traffic levels.

b.  Delivery noise (day and night).

  v.  The Histon Road retail unit was busy. Another store would open soon on Newmarket Road, so the pressure on Histon Road should diminish.

 

The Committee received a representation in objection (as a written statement) to the application from Ward Councillors Payne and Chadwick:

  i.  The proposed delivery times were anti-social.

a.  Aldi and its delivery area were surrounded by residential housing, namely Windsor Road and Nursery Walk, where residents were already subject to disturbance from the delivery lorries. 

b.  The proposed extension of delivery times to 10pm would cause great disturbance to children and adults who may well be trying to sleep.

c.  To begin as early as 7am on a Saturday was also a time considered to be anti-social.

  ii.  The noise associated with the deliveries caused greater disturbance than Aldi being open.

a.  The disturbance caused by the delivery vehicles was not simply the increased heavy lorries entering the area.  There was also banging of doors, idling engines and shouts between the staff unloading vehicles.

b.  This noise level was beyond that caused by shoppers using Aldi. The suggestion that delivery times were legitimate because they matched the opening times of the store was a false equivocation.

  iii.  There was no need for this extension if the frequency of deliveries was not going to increase.

a.  The application stated that Aldi were not proposing to increase the regularity of their deliveries.  If so, there seemed to be no reason for the time extension.  Aldi’s need for “flexibility” should be compared to the disturbance to residents, the lack of sleep caused and the consequential reduction in quality of life.  It was more sensible for all involved for Aldi to maintain their current delivery system which appeared to work and avoid causing further disturbance to residents.

  iv.   The delivery management plan should form a planning condition.

a.  Welcomed the delivery management plan included with the application.

b.  Residents commented its recommendations were not currently being followed and the mechanism under which this delivery plan would be enforced was unclear.

c.  If this application was to be accepted, making following the delivery management plan a planning condition provided an enforcement path.

 

The Chair said that Environmental Health Officers were responsible for enforcing the delivery management plan, it was not a material planning consideration.

 

The Delivery Manager Development Management updated the Officer’s report by recommending a change to reword conditions to review if previous conditions need to be carried through to the S73 process.

 

Councillor Porrer proposed an amendment to the Officer’s recommendation that a management plan separate to the delivery management plan to mitigate the impact of noise caused by deliveries on residents.

 

This amendment was carried by 4 votes to 0.

 

The Committee:

 

Resolved (by 3 votes to 2) to grant the S73 application in accordance with the Officer recommendation, for the reasons set out in the Officer’s report, subject to:

  i.  the planning conditions set out in the Officer’s report; [and]

  ii.  delegated authority to:

a.  assess any additional third party representations received after planning committee as long as they do not raise new material planning considerations.

b.  Review the wording of conditions including: delivery times, acoustic fence, delivery management plan and whether any of the previous conditions need to be carried through to the S73.

20/7/Plan

18/1553/FUL - 1 Maitland Avenue pdf icon PDF 170 KB

Minutes:

The Committee received an application for full planning permission.

 

The application sought approval for the erection of a detached building containing1no. 2-bed and 1no. 1-bed duplex apartments, with associated car parking and landscaping.

 

The Committee noted the contents of the amendment sheet.

 

Peter North (Applicant’s Agent) addressed the Committee in support of the application.

 

The Committee:

 

Unanimously resolvedto grant the application for planning permission in accordance with the Officer recommendation, for the reasons set out in the Officer’s report, and subject to the conditions recommended by the Officer.

20/8/Plan

19/1154/S73 - 1 Redfern Close pdf icon PDF 136 KB

Minutes:

The Committee received an application for full planning permission.

 

The application sought approval for Section 73 application to vary condition 2(Approved Drawings) and 11 (Materials) of permission 18/0560/FUL (Erection of 1 x 3bed detached dwelling, with associated access and landscaping, following the demolition of the existing garage of No.1 Redfern Close) to increase to a1 x 4-bed dwelling incorporating a rear dormer.

 

Councillor Todd-Jones (Ward Councillor for Arbury) addressed the Committee regarding the application and made the following comments:

  i.  Questioned the impact on the amenity of neighbours.

  ii.  Additional parking would have an impact on highway safety.

  iii.  The application contravenes Local Plan 57B.

  iv.  Area is a quiet residential street and a large property would be out of keeping.

  v.  House would lend itself to shared living.

  vi.  Would have a detrimental impact on neighbours.

 vii.  Consultation process out of date and was looking at a previous iteration of the proposal.

viii.  Floor plans and internal dimensions were not available on the website.

 

The Planning Officer provided additional information regarding the consultation process. Neighbours had been consulted on a five bedroom proposal and it had not been necessary to re-consult as the current design was smaller.

 

Councillor Smart was concerned that there was a step to access a bedroom very close to the top of the stairs. He asked that his concerns be noted although this was a building control matter rather than a planning concern.

 

The Committee:

 

Resolved (by 5 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, and subject to the conditions recommended by the Officer.

20/9/Plan

Enforcement Report Issued - Planning Committee Jan pdf icon PDF 107 KB

Minutes:

The Committee received a report from the Planning Enforcement Officer to inform members of planning enforcement cases as of 1st December 2019 for information purposes only.

 

The Committee noted the contents of the report.

 

In response to questions the Planning Enforcement Officer stated the following:

  i.  Complaints regarding properties being let as Airbnb or similar short lets would be investigated if there was a breach of planning conditions. Action was resource intensive and would be based on the level of harm to neighbours.

  ii.  Confirmed that to date all enforcement action had been successful.

  iii.  The revenue department would make decision regarding potential changes from domestic to business rate charges.

 

The Committee welcomed the report and suggested the following:

  i.  Displaying the data in table format.

  ii.  Including comparative figure from previous reports.

  iii.  Including more details.

  iv.  Providing information where there was a link to an Licensing or Taxation implications.