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Minutes:
The Committee
received an application for full planning permission.
The application sought approval for erection of two new buildings
comprising Class E(g)i/E(g)ii floorspace including ancillary accommodation/
facilities with associated plant and cycle parking for Block F2 and an
Aparthotel (Class C1) with multi-storey car park for Network Rail, including
car and cycle parking, for Block B2 with associated plant, hard and soft
landscaping and permanent access from Devonshire Road to the Cambridge Station
Car Park, utilising the existing pedestrian and cycle access, restricted to
emergency access to the railway only.
The Area Development Manager updated his report
by referring to updated condition wording 9 and 11 and the addition of
condition 9a on the amendment sheet. (Amendments shown with strike through and
underlining/italics.)
Proposed revised condition 9
9. Behind One Station Square, a 3m wide zone to
enable cyclists to pass and connect to Station Road from Great Northern Road
shall be maintained at all times. The bollards, trees and benches
as shown on plan ref: MMD-217382-C-DR-10-XX-5028 P1P2
shall be replaced with cycle friendly alternative bollards at minimum 1.5m
spacing, trees and benches relocated prior to the occupation of
either B2 or F2, whichever is the sooner.
Reason: In the interests of providing a
high-quality cycling link through the CB1 areas (Cambridge Local Plan 2018
policies 25, 56, 57, 59 and 80).
Proposed additional condition 9A
9A. Prior to the commencement of development of B2,
a Taxi Management Plan (TMP) shall be submitted to and approved in writing by
the Local Planning Authority. The TMP shall include:
a.
Transitional
arrangements for the management of over-ranked taxis within the CB1 locality
displaced by the B2 building, including arrangements for the provision of on
the ground marshals (number, time, duration and location), enforcement scope
and monitoring.
b.
Permanent
arrangements and their phased implementation to assist with the management of
taxi arrivals and departures from Station Square including reasonable
endeavours to utilise ANPR technology and to develop a digital application for
use by taxi drivers. It shall include monitoring provisions.
c.
The
results of stakeholder engagement which has informed the proposed transitional
and permanent arrangements as per a) and b) above.
The permanent arrangements set out in the approved
TMP shall be subject to a TMP Review, submitted to the local planning authority
immediately following the expiry of one year following the commencement of
development of B2. It shall include the results of any monitoring, consultation
with stakeholders and suggested revisions to the TMP as appropriate. The TMP
and any revisions thereof shall be implemented in accordance with the approved
details prior to the commencement of development of B2 and shall continue to be
implemented for the lifetime of the development.
Reason: In the interests of encouraging the
effective management of taxis within the CB1 area (Cambridge Local Plan 2018
policies 25, 56, 57, 59 and 80).
Proposed revised condition 11
Great Northern Road Zebra Crossing
11. Prior to the occupation of the F2 building, the
proposed zebra crossing to the immediate west of the Great Northern Road
mini-roundabout as shown on plan reference MMD-217382-C-DR-10-XX-5027_P7 shall
be provided as part of the public realm improvements unless the outcome of a
Road Safety Audit indicates that it should not, in which case an alternative
scheme shall be submitted to and approved in writing by the Local Planning
Authority and provided within the same timescale. The final positioning
of the crossing should be located as close to the eastern termination point of
Great Northern Road as allowed for through the outcome of the road safety
audit.
Reason: In the interests of high safety (Cambridge
Local Plan 2018 policy 80).
The Committee received a representation
in objection to the application from the Chair of South Petersfield Residents
Association:
i.
Block B2 height and mass
a.
Queried justification for
overstepping outline plan footprint by 7 metres? This appeared purely
operational, not justified in planning terms.
b.
Out of scale with 2 storey homes
on Devonshire Rd and Devonshire Mews, and by comparison with F2.
c.
Application would be prominent in
views along Devonshire Rd from Mill Rd.
d.
Would provide no amenity to local
community.
e.
Architecture was wholly
unremarkable, with no heritage connection as a gateway from the Mill Rd
Conservation Area.
ii.
Displacement of over ranked CCLT
taxis
a.
The fact that the station
masterplan envisaged removal of over ranking in the station car park does not
absolve the applicant of responsibility for the impacts of removing this
facility.
b.
Station Area Development Framework
required waiting capacity for 30 taxis.
c.
Outline plan required:
i. 20
spaces in the taxi rank (only possible if vehicles queuing to enter the rank
are also counted).
ii. 8
taxi pick up/set down bays.
iii. 16
private vehicle pick up/set down bays.
iv. 5
disabled parking bays.
v. 2
disabled drop off bays.
d.
Proposed taxi management plan
refers to: “Manage the initial transition when the existing surface car park is
decommissioned (to allow construction of B2).” This will be an issue beyond the
“transition period.”
e.
Expressed concern over the size of
area affected by ‘taxi waiting’. This covered the station area and nearby roads
such as Tenison Avenue, Devonshire Rd, behind One Station Square and Mill Park.
f.
Took issue with the proposal that
the operation of the taxi rank will be monitored on a regular basis and any
operational issues raised with the stakeholder group.
iii.
Future proofness of B2.
a.
Multistorey car park likely to be
required for extension of cycle park.
b.
Applicant argues convertibility is
not a material consideration. Planning policy supports our view that it is, and
therefore should be conditioned as such.
iv.
Cycle route
a.
Commended the Applicant on engaging
closely with residents to design and refine a protected cycle route between
Devonshire Rd and Station Rd.
b.
Details are still needed for:
i. Changes
to Station Rd, e.g. to the County taxi rank.
ii. Replacement
of speed bumps on Mill Park Rd.
iii. Consistent
route signage.
c.
A protected route through Station
Square was still needed for those travelling to the station, local shops and
bars; and also living in or visiting the Railyard student accommodation.
v.
Great Northern Rd
a.
Maximum delivery vehicle sizes
must be agreed and enforced to avoid unnecessary danger to people walking and
cycling especially through the space behind One Station Square.
b.
With the loss of parking spaces on
Great Northern Rd, the remaining spaces need to be re designated for deliveries
and short stay parking (to better serve residents of the road).
vi.
Great Northern Road
mini-roundabout
a.
The walking route in front of F2
would be busy.
b.
Suggested moving the pedestrian
crossing away from the corner of Sainsbury’s and closer to the mini-roundabout.
c.
Suggested raising the crossing and
tightening corner radius out of Station Square to keep vehicle speeds low.
Alternatively, please create a conventional side road crossing arrangement.
Mr Derbyshire
(Applicant’s Agent) addressed the Committee in support of the application.
Councillor Robertson (Ward Councillor) addressed the Committee about the
application:
Cycle route
A safe space was required for:
i.
A cycle route during construction.
ii.
A cycle route across the service yard which had a
turning head for lorries. Queried if the turning head could be retained if a
(3m) cycle lane went through it.
iii.
Cyclists and pedestrians between buildings B2 and
F2.
Parking
iv.
The car park should be adaptable (including access
ramps and parking spaces) so it could become cycle parking in future (if there
was demand).
v.
A link would then need to be installed between the
upper floor of the car park and the cycle park to facilitate entry/exit.
vi.
Current cycle parking was not secure. Future parking
facilities should be.
Buildings
vii.
B2 was still too big and would dominate Devonshire
Rd housing. The application was different to what was given permission in
outline planning permission.
viii.
B2 should not be built closer to Devonshire Rd
housing.
ix.
F2 building first and higher floors stopped the
planting of trees as the floors overhung cycle routes. The ground floor had
been cut away to allow space for cycle routes.
The Committee:
Unanimously resolved to grant the application
for planning permission in accordance with the Officer recommendation, for the
reasons set out in the Officer’s report, subject to:
i.
the planning conditions set out in
the Officer’s report and amendment sheet.
ii.
delegated authority to officers, in consultation
with the Chair, Vice Chair and Spokes, to draft and include the following
minor, non-significant amendments to those conditions and/or significant
amendment or additional conditions.
Supporting documents: