Agenda and minutes

The Chair outlined the role and purpose of the Development Control Forum. They stated no decisions would be taken at the meeting.

Apologies were received from Councillors Cahn, Fisher, Flaubert and Griffin.

Councillors Bennett and Clough attended as alternates.

Application No:    26/01403/FUL

Site Address:      Chapter House, Howes Place, Cambridge, CB3 0UW

Description:        Provision of Postal Lockers (Retrospective)

Applicant:            Chapter House Holdings Limited

Agent:                 Paul Harney

Address:             Millfield Norton Road Great Ashfield Bury St Edmunds IP31 3HJ

Case Officer:       Michael Sexton

Lead Petitioner in objection: Howes Place resident

The grounds for asking for a Forum on this application are as follows:

HARM to the special arcadian character and amenity of the Howes Place Conservation Area which would be in contravention of NPPF 2024 para 210 (c), NPPF 2024 para 212 and Cambridge Local Plan 2018 Policy 61.

Increased highway safety risk, particularly on Howes Place, which would be in contravention of NPPF 2024 para 116, NPPF 2024 para 117 (c) and Cambridge Local Plan 2018 Policy 80.

Do you think there are changes that could be made to overcome your concerns?

Yes

If Yes, please explain what changes could be made to overcome your concerns:

Relocation of the unauthorised large format parcel lockers (and small format post lockers) during the implementation of the scheme which Marchingdale Developments / Vertex Living (sister companies of the applicant) will shortly be bringing forward for the Howes Green development or the existing Apart-Hotel / Build to Rent scheme (approved under planning permission 21/03609/FUL), on the land adjoining Chapter House.

This positive planning solution would:

Remove the HARM to the Howes Place Conservation Area; and

Improve highway safety by directing vehicle and motorcycle access to Chapter House via the light controlled junction with Huntingdon Road into Lawrence Weaver Road.

Case by Applicant

1)   Prior approval to convert Chapter House from offices to 60 residential apartments had been granted in 2020. The conversion had taken place in May 2022, and the postal lockers had been installed shortly after as part of the facilities for the residents in that building.

2)   Howes Place Conservation Area received its designation in 2024, after the installation of the postal lockers.

3)   All statutory consultees had independently reviewed the proposal and had identified no planning harm.

4)   The Applicant presented usage data showing low and consistent activity at the lockers. The parcel lockers were used solely by residents and had no commercial function.

5)   The Applicant advised that the Highways Authority had identified no significant adverse impact on the public highway.

6)   The Conservation Officer had concluded that the lockers were not a dominant feature and did not harm the character or appearance of the conservation area or the setting of Chapter House.

7)   Environmental Health had raised no objections to the proposal.

8)   The retrospective application had arisen from an administrative matter rather than evidence of planning harm.

9)   The lockers provided a secure, CCTV-monitored facility that was particularly beneficial for residents working irregular hours, consolidating deliveries into a single location. Removing the lockers would not stop deliveries and would not change the postal address.

Case by Petitioners in Objection

10)                 Clarified that residents did not object to the provision of parcel lockers but objected to their location within the Howes Place Conservation Area.

11)                 Howes Place Conservation Area had been designated in January 2024 because of its architectural interest, townscape value, formal landscaping and historical significance. The Conservation Area Appraisal had identified risks to the area's special character from cumulative minor changes.

12)                 Howes Place was a private, unadopted and unlit road, The existing footpaths provided limited separation between pedestrians, cyclists and vehicles.

13)                 Transport information submitted with the prior approval application had identified vehicular access to Chapter House via Lawrence Weaver Road.

14)                 The Planning Authority's Compliance Team had described the lockers as harmful to the character of Chapter House and the Howes Place streetscape.

15)                 The location of the lockers had effectively established Howes Place as the principal vehicle access point to Chapter House, which had led to a significant increase in delivery vehicles, taxis and e-scooters. This had harmed the character and amenity of the conservation area and had increased highway safety risks.

16)                 The proposal conflicted with Local Plan Policy 61 and relevant provisions of the National Planning Policy Framework relating to heritage protection, highway safety and street clutter.

17)                 Two pre-occupation planning conditions relating to pedestrian and cycle connections, and covered cycle parking at Chapter House, had not yet been discharged. An agreement had reportedly been reached with the Planning Authority to address those matters as part of a forthcoming adjacent development.

18)                 Presented a proposal to relocate the lockers to land adjacent to Chapter House with access from Lawrence Weaver Road in order to retain the benefits  ...  view the full minutes text for item 26/4/DCF