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Minutes:
Councillor McQueen
did not take part in the debate or vote on the application.
The Committee
received an application for full planning permission.
The application sought
approval for (1) the demolition of Betjeman House, Broadcasting House, Ortona House, Francis House, and the rear multi-storey
carpark to Francis House, together with existing refuse and cycle stores; to
allow for construction of two new commercial buildings of five and seven
storeys respectively, providing flexible B1(a), B1(b), A1, A2, A3 uses on the
ground floor and Class B1(a) and B1(b) on the upper floors; - (2) the
construction of basement with mezzanine level to provide for building services,
cycle parking and car parking for the proposed commercial buildings, cycle and
car parking spaces for Botanic House and services for Flying Pig Public House;
- (3) the refurbishment of the Flying Pig Public House at 106 Hills Road,
including demolition of part single/part two storey outrigger and single storey
store, alterations to elevations, construction of extension to enable level
access and layout pub garden; - (4) creation of new public realm and
landscaping, incorporating segregated vehicular and cycle access from Hills
Road, a new access to service areas and substations, and taxi drop off for both
the development proposed and existing Botanic House
The Consultant Planner updated his report by referring to updated
condition wording on the Amendment Sheet.
The Committee received a representation in objection to the application
from a resident of Cambridge. The Committee Manager read a written statement:
i.
In late November 2020, the Applicant modified their
planning application. Raised concerns about the changes as a concerned local
resident, but some of these comments were not published on the planning portal,
due to Council technical issues.
ii.
A new technical fault with the portal in 2021 made
it difficult to view the application. (Was able to access other websites, and
the planning portal until 2021.)
iii.
Raised these problems respectively with PlanningComments@greatercambridgeplanning.org
on 7 Dec 2020 and with planning@greatercambridgeplanning.org
on 25 Feb 2021, but only received acknowledgements of the faults, not
explanations or solutions. Queried how many other constituents were affected.
iv.
There were many reasons to reject this application.
The fact that online commenting and scrutiny were not possible for some locals
due to Council technical faults, while offline engagement difficult through
COVID, was itself reason enough to reject the application.
v.
Requested postponing this hearing until the portal
was fixed and backlogged comments from 2020 and 2021 published.
The Committee received a representation in objection to the application
from a resident of Lyndewode Road:
i.
The development was expected to be
a mixed-use development of offices and houses. At some point this was lost.
ii.
This site was in the local plan.
iii.
Housing was expensive in the City.
iv.
The Applicant had not responded to
the City Council’s questions about houses so officers
appeared to have removed details from the housing trajectory. Sixty-one
affordable homes were deleted from the scheme.
The Committee received a representation in objection to the application
from a resident of Golding Road:
i.
Expressed concern that the number
of additional job figures and commuter trip figures appeared not to tally.
ii.
A wholly non-residential scheme
was unsuitable for the site.
iii.
Queried why offices were included
in the application instead of housing.
iv.
The scale of the application was
better suited to London than Cambridge.
v.
The viability of the Flying Pig
pub was not demonstrated. This application would make the pub unviable.
The Committee received a representation in objection to the application
from a resident of Vinter Terrace:
i.
Expressed concern about lack of
housing.
ii.
Housing was required, but not more
office space as the City had enough already.
iii.
Five years has been requested to
undertake building work. This was too long and would impact on Hills Road
residents. Eighteen months was more reasonable.
iv.
Expressed concern about the design
of the building front.
Mr Bainbridge (Applicant’s Agent) addressed the Committee in support of
the application.
Councillor Robertson (Ward Councillor) addressed the Committee about the
application:
i.
The site was in a prominent
location and needed a better design.
ii.
Suggested the application did not
comply with policies 28, 55, 56, 57, 59, 60 and 61 in the 2018 Local Plan.
a.
The site was in a Conservation
Area and needed to demonstrate more public benefit than harm.
b.
The design was unattractive and
did not suit the character of the area.
c.
Retention of the Flying Pig pub
was welcome, but it would look odd when surrounded by office buildings.
iii.
This was a change of use
application on extant permission. The Applicant was no longer building homes in
a mixed-use development. The Applicant should not be allowed to drop housing
from the site.
iv.
The first iteration of the
application was submitted in 2005. The current application was trying to return
to the [refused] design of 2007 which had buildings that were too tall.
v.
Extant permission was granted
2007, the 2018 Local Plan has higher specifications which were not being met by
the current design. The design maybe better than that allowed under extant
permission, but it did not meet 2018 Local Plan policies, so should not be
approved.
Councillor Davey (Ward Councillor) addressed the Committee about the
application:
i.
The application did not meet Local
Plan policies 57, 58, 62 and 76 relating to scale, massing and architectural
value.
ii.
Retention of the Flying Pig pub
was welcome but it would look out of context. Please
do so in a sensitive manner. The pub could be made unviable by 20/03429/FUL. It
was viable at present.
Councillor Summerbell (Ward Councillor) addressed the Committee about
the application:
i.
20/03429/FUL had some
architectural merits such as meeting BREEAM standards.
ii.
In order to ensure the site was
viable as an office location, the merits of having parking on site versus none
had to be weighed up.
iii.
The proposal was better than the
impact of what could be implemented under extant permission, but the Committee
had to judge if it also met 2018 Local Plan standards.
iv.
Residents were concerned about:
a.
Impact of 20/03429/FUL on the
Botanic Garden.
b.
Height of proposed buildings.
c.
The loss of the Flying Pig pub.
i. Victorian
buildings were increasingly rare in the City and should be protected.
ii. A
community had grown up around it.
iii. Residents
were desperate to get back to the pub and use it as a music venue. No
alternative venues were available if the pub closed to allow construction of
20/03429/FUL, so it would be unlikely to re-establish itself as a music scene
contributor/venue having closed for construction of 20/03429/FUL.
v.
Asked the Committee to impose
conditions so the Flying Pig could remain viable:
a.
Protect the pub structure and
repair any damage caused during the construction of 20/03429/FUL.
b.
Mitigate the loss of venue.
Suggest access to s106 funding (as per the Joiner’s Arms pub funding award).
Funding to be scaled for the length of Flying Pig pub closure.
c.
Provision made for rapid
restoration of Flying Pig pub as a viable business such as 18 months free of
rent.
Following member debate,
officers tabled the following revised recommendations:
Grant planning permission subject to:
(i)
the prior completion of an Agreement under s106
TCPA 1990 with delegated authority to officers (in consultation with the Chair,
Vice-Chair & Spokes) to negotiate and complete such an Agreement on the
terms set out below including terms covering appropriate financial mitigation provisions
for the Flying Pig which will contribute to its viability, its possible
relocation to alternative premises for the period of its closure during
construction of the development and other terms considered appropriate to make
the development acceptable in planning terms including:
a.
fixtures and
fittings, apart from personal belongings of the existing tenant/s, shall be
surveyed/recorded, protected and reinstated, to maintain the internal character
of the Flying Pig Public House
b.
the Flying Pig
Public House is to be fitted out internally by the applicant to allow full
commercial operation including residential occupation
c.
the provision of a
free to use electric bicycle (minimum 50 bicycles) scheme for tenants within
the building
d.
a car Parking
Management Strategy to secure access by EVs only
e.
Secure a financial
contribution of £500,000 towards Station Road/Hills Road junction improvements;
and
(ii)
delegated authority to officers to include as part
of the decision notice and in accordance with the Town and Country Planning
(EIA) Regulations 2017, Regulation 29 ‘information to accompany decisions’ a
reasoned conclusion of the significant effects of the development on the
environment and to carry out appropriate notification under Regulation 30
accordingly; and
(iii)
including delegated authority to officers to
include any minor drafting changes to the following conditions including those
detailed in the Amendment Sheet.
The amended officer
recommendation was lost unanimously (7 votes to 0). Councillor McQueen
did not take part in the vote as she joined the Committee during the
discussion.
Members provided officers with a list of ‘minded to
refuse’ reasons to refuse the application. There was a short adjournment
whilst officers drafted full reasons for refusal. On return from the
adjournment Members were provided with the full text of the minded to refuse
reasons voting unanimously (by 7 votes to 0) to approve all three
reasons for refusal.
The Committee:
Resolved (unanimously 7 votes to 0) to refuse the application contrary to the Officer
recommendation for the following reasons:
1.
The site is located within the Station Areas West
and Clifton Road Area of Major Change which seeks to support the continued and
complete regeneration of mixed-use areas of the city. Site M44 is allocated for
mixed use development including residential use. The proposed development fails
to provide residential dwellings and therefore, does not provide an appropriate
mix of uses within this Area of Major Change contrary to policy 21 of the
Cambridge Local Plan 2018.
2.
The proposed development by virtue of its siting,
massing, height, scale and design would appear as an incongruous addition to
the streetscene and cause an undue sense of enclosure
significantly reducing the openness of the Botanic Garden, to the detriment of
the character of the area. Furthermore, it fails to preserve or enhance the
character and appearance of the New Town and Glisson Road Conservation Area or
preserve the setting of the Botanic Garden. The harm caused by the proposed development
amounts to less than substantial harm however, the public benefits do not
outweigh this harm. The proposed development is therefore contrary to the
National Planning Policy Framework and policies 55, 56, 57, 61 and 67 of the
Cambridge Local Plan 2018.
3.
Insufficient information has been provided to
demonstrate that the proposed development would not adversely affect the
viability of the Flying Pig public house contrary to the National Planning
Policy Framework and parts (d) and (e) of policy 76 of the Cambridge Local Plan
2018.
Supporting documents: