Issue - decisions

The Committee received an application for full planning permission.

 

The application sought approval for erection of a three storey building with rooftop plant to accommodate a new University Technical College (use class D1) for 670 students aged 14-19 and 70 FTE staff, with associated landscape works including new cycle parking, car parking and an all weather pitch with lighting.

 

The City Development Officer referred to amendments to the conditions No 20; 21; 22, 23; 25; 27; 28 & 35 as set out in the addendum to the amendment sheet.

 

The Committee received a representation in objection to the application from Mr Evans.

 

The representation covered the following issues:

 

(i)           The design would reduce the existing recreational space and takes over a large proportion of open space.

(ii)          The site did not allow for any future expansion.

(iii)        Inappropriate design for the site.

(iv)        Insufficient mobility issues with one lift in the building.

(v)         A lack of parking.

 

Mr Wells, Project Manager, University Technical Colleges, Cambridge, addressed the Committee in support of the application.

 

The Committee:

 

Resolved unanimously by 6 votes to 0 to accept the officer recommendation to approve planning permission subject to additional/amended conditions and reasons for approval set out below; plus the following additional condition as advised in the Officer’s verbal update follows:

 

Details of any proposed floodlighting or external lighting shall be submitted to and approved in writing by the local planning authority before the building is occupied.  Development shall be carried out in accordance with the approved details.

 

Reason: In the interests of amenity. (Cambridge Local Plan 2006 policies 3/11 and 4/15)

 

Pre-Committee Amendments to Recommendation:

 

1.This development has been approved, conditionally, because subject to those requirements it is considered to conform to the Development Plan as a whole, particularly the following policies:

         Cambridgeshire and Peterborough Structure Plan (2003): P6/1, P9/8

         Cambridge Local Plan (2006): 3/1, 3/4, 3/7, 3/11, 3/12, 3/13, 4/2, 4/4, 4/13, 4/14, 4/15, 5/12, 6/1, 6/2, 8/2, 8/4, 8/6, 8/9, 8/10, 8/16.

         2. The decision has been made having had regard to all other material planning considerations, none of which was considered to have been of such significance as to justify doing other than grant planning permission.

         3.In reaching this decision the local planning authority has acted on guidance provided by the National Planning Policy Framework, specifically paragraphs 186 and 187.  The local planning authority has worked proactively with the applicant to bring forward a high quality development that will improve the economic, social and environmental conditions of the area.

Include the following amendment to and new conditions:

         Amended conditions

8.      No development approved by this permission shall be COMMENCED prior to a contaminated land assessment and associated remedial strategy, being submitted to the LPA and receipt of approval of the document/documents from the LPA. This applies to paragraphs a), b) and c). This is an iterative process and the results of each stage will help decide if the following stage is necessary.

         (a) The contaminated land assessment shall include a desk study to be submitted to the LPA for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the LPA prior to investigations commencing on site.

         (b) The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitable qualified and accredited consultant/contractor in accordance with a quality assured sampling and analysis methodology.

         (c) A site investigation report detailing all investigative works and sampling on site, together with the results of the analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the LPA. The LPA shall approve such remedial works as required prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end use of the site and surrounding environment including any controlled waters.

         No development approved by this permission shall be OCCUPIED prior to the completion of any remedial works and a validation report/s being submitted to the LPA and receipt of approval of the document/documents from the LPA. This applies to paragraphs d), e) and f).

         (d) Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance.

         (e) If, during the works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the LPA.

         (f) Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the LPA. The closure report shall include details of the proposed remediation works and quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from site.

         Reason: In the interests of the amenities of future occupiers, Cambridge Local Plan (2006) policy 4/13.

13.    No development shall take place until full details of hard landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved.  These details shall include proposed finished levels or contours; means of enclosure; car parking layouts, vehicle barriers, other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (eg furniture, play equipment, refuse or other storage units, signs, lighting); proposed and existing functional services above and below ground (eg drainage, power, communications cables, pipelines indicating lines, manholes, supports); retained historic landscape features and proposals for restoration, where relevant.

         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 2006 policies 3/4, 3/11 and 3/12)

18.    Prior to commencement of development, full details of the capital construction costs of the development shall be submitted to and approved by the local planning authority in writing. 

To expend not less than 1% of the capital construction costs on the provision of the Public Art. 

Prior to the commencement of development, with the exception of any works of demolition or below ground works, a Public Art Delivery Plan and Public Art Maintenance Plan shall be submitted to and approved in writing by the local planning authority.

         The Public Art Delivery Plan shall include:

Details of the Public Art and artist commission; Details of how the Public Art will be delivered, including a timetable for delivery; Details of the location of the proposed Public Art on the application site or within the development, including a location plan; A breakdown of costs and how one percent of the capital construction costs will be spent on the provision of Public Art;

The proposed consultation to be undertaken with the local community including ward councillors on the proposed Public Art; and the proposed engagement with the local community to promote the Public Art once completed.

         The Public Art Maintenance Plan shall include:

Details of how the Public Art will be maintained for the life of the Public Art, including how often maintenance will be needed; The proposed insurance of the Public Art against loss or damage for the life of the Public Art; How any repairs would be carried out, including how and to where the Public Art would be moved, if that is necessary; and how the Public Art would be repaired/replaced in the event that it is damaged/destroyed completely;

The approved Public Art Delivery Plan shall be fully implemented in accordance with the approved timetable.

On completion of the Public Art it shall be maintained, repaired, insured and (if necessary) replaced in accordance with the approved Public Art Maintenance Plan, unless otherwise agreed in writing by the local planning authority.

Once in place, the Public Art shall not be moved or removed otherwise than in accordance with the approved Public Art Maintenance Plan.

Reason: To ensure the public art makes a positive and contribution to the site (Cambridge Local Plan 2006 policy 3/7).

19.    Use of the all weather pitch hereby approved shall not commence until a community use agreement has been submitted to and approved in writing by the Local Planning Authority.  The agreement shall outline the secure use of the all weather pitch by the public between 17:00 to 21:30 Monday to Friday and between 9:00 to 18:00 Saturday, Sunday and Bank Holidays.  The development shall not be used at any time other than in compliance with the approved agreement.

         Reason:  To secure community access to the sports facilities in accordance with Cambridge Local Plan policy 5/12.

         New conditions

22.    No development approved by this planning permission shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1) A preliminary risk assessment which has identified: all previous uses potential contaminants associated with those uses a conceptual model of the site indicating sources, pathways and receptors potentially unacceptable risks arising from contamination at the site.

          2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

          3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

          4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

Reason. In order to comply with paragraphs 109 and 121 of the National Planning Policy Framework (2012).

23.    No occupation shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason. In order to comply with paragraphs 109 and 121 of the National Planning Policy Framework (2012).

24.    If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

Reason. In order to comply with paragraphs 109 and 121 of the National Planning Policy Framework (2012).

25.    No infiltration of surface water drainage into the ground will be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

Reason. In order to comply with paragraph 109 of the National Planning Policy Framework (2012).

26.    Full details of all non-masonry walling systems, cladding panels or other external screens including structural members, infill panels, edge, junction and coping details, colours, surface finishes/textures and relationships to glazing and roofing are to be submitted to and approved in writing by the LPA. This may consist of large-scale drawings and/or samples. Thereafter the development shall be undertaken in accordance with the agreed details unless the LPA agrees to any variation in writing.

         Reason: To accord with Policy 3/4 and 3/12 of the 2006 Cambridge Local Plan.

27.    Before starting any brick or stone work, a sample panel of the facing materials to be used shall be erected on site to establish the detail of bonding, coursing and colour and type of jointing and shall be agreed in writing with the local planning authority. The quality of finish and materials incorporated in any approved sample panel(s), which shall not be demolished prior to completion of development, shall be maintained throughout the 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 2006 policies 3/4 and 3/12)

28.    Before the development hereby permitted is occupied, details of equipment for the purpose of extraction and/or filtration of fumes and or 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.

         Reason: To accord with policy 4/13 of the 2006 Cambridge Local Plan.

29.    The use of the all weather pitch herby approved shall only be used during the hours of 09:00 - 21:30 hours Monday to Friday and during the hours of 09:00 18:00 hours Saturday to Sunday.

                                                                       

         Reason: To protect the amenities of residential properties and to accord with policy 4/13 of the 2006 Cambridge Local Plan.

30.    Prior to occupation of the development full details of soft landscape works shall be submitted to and approved in writing by the local planning authority and these works shall be carried out as approved.  These details shall include 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.

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 2006 policies 3/4, 3/11 and 3/12).

31.    No development shall commence on site until further Travel Plan information has been submitted to and approved in writing by the local planning authority.  This shall include greater detail about the management of pick up and drop offs, clarification of cycle usage, further details on servicing management, details of the junction impact assessment and details of governance and monitoring arrangements.  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.

 

In the interests of encouraging more sustainable modes of transport to and from the site (Cambridge Local Plan 2006 policy 8/3).

 

32.    Prior to the commencement of development full details of a scheme for the provision and location of fire hydrants to serve the site, shall be submitted to and approved by the Local Planning Authority in writing.  The development shall be carried out in accordance with the approved details, which shall be fully implemented prior to the first occupation, and shall be retained thereafter unless otherwise agreed in writing by the local planning authority.

Reason: To ensure the provision of adequate water supply infrastructure to protect the safe working environment for all users and visitors in accordance with the Cambridge Local Plan 2006 policies 3/7, 3/12 and 9/9.

 

Reason: To ensure that suitable hard and soft landscape is provided as part of the development. (Cambridge Local Plan 2006 policies 3/2, 3/4, 3/7, 3/11, 3/12, 4/2, 4/3, 4/4 and 9/9)

 

Reasons for Approval

 

1.   This development has been approved, conditionally, because subject to those requirements it is considered to conform to the Development Plan as a whole, particularly the following policies:

 

         Cambridgeshire and Peterborough Structure Plan (2003): P6/1, P9/8

         Cambridge Local Plan (2006): 3/1, 3/4, 3/7, 3/11, 3/12, 3/13, 4/2, 4/4, 4/13, 4/14, 4/15, 5/12, 6/1, 6/2, 8/2, 8/4, 8/6, 8/9, 8/10, 8/16.

2.      The decision has been made having had regard to all other material planning considerations, none of which was considered to have been of such significance as to justify doing other than grant planning permission.

 

3.      In reaching this decision the local planning authority has acted on guidance provided by the National Planning Policy Framework, specifically paragraphs 186 and 187. The local planning authority has worked proactively with the applicant to bring forward a high quality development that will improve the economic, social and environmental conditions of the area.

 

These reasons for approval can be a summary of the reasons for grant of planning permission only. For further details on the decision please see the officer report online at www.cambridge.gov.uk/planningpublicaccess or visit our Customer Service Centre, Mandela House, 4 Regent Street, Cambridge, CB2 1BY between Mon 8am - 5:15pm, Tues, Thurs & Fri 9am - 5:15pm, Weds 9am - 6pm.