Agenda item

Application S21/0420

Proposal:                Partial demolition of Social Club; proposed 2-storey rear extension and roof extension. Change of use from A4 Drinking Establishment and D2 Assembly Hall to C3 residential use to create 15 residential units.

Location:                 95A Westgate, Grantham, NG31 6LE.

Recommendation:   That the application is approved conditionally and subject to the completion of a Section 106 Agreement.

Minutes:

Application            S21/0420

 

Proposal:                 Partial demolition of Social Club; proposed 2-storey rear extension and roof extension. Change of use from A4 Drinking Establishment and D2 Assembly Hall to C3 residential use to create 15 residential units.

 

Location:                 95A Westgate, Grantham, NG31 6LE   

 

Decision:                 1. That the Assistant Director – Planning is authorised to APPROVE the application subject to the conditions set out within the main report (as approved on 22 July 2021), and subject to the completion of a Section 106 Planning Agreement, which would secure the affordable housing requirements as a commuted sum in lieu of on-site provision. Where the Section 106 obligation has not been concluded prior to the Committee, a period not exceeding twelve weeks after the date of the Committee shall be set for the completion of that obligation.

2. In the event that the agreement has not been concluded within the twelve-week period and where, in the opinion of the Assistant Director – Planning, there are no extenuating circumstances which would justify a further extension of time, the related planning application shall be refused planning permission for the appropriate reason(s) on the basis that the necessary criteria to make what would otherwise be unacceptable development acceptable have not been forthcoming.

Noting:

·            No objections received from Anglian Water.

·            No objections received from Cadent Gas.

·            No comments received from Environment Agency.

·            Comments received from Lincolnshire County Council (Highways & SuDS) regarding proposed drainage intentions.

·            No objections received from Lincolnshire Police.

·            No comments received from Natural England

·            Comments received from SKDC Partnership Projects Officer regarding the percentage of affordable housing to be provided by the applicant.

·            No objections received from SKDC Conservation Officer.

·            No objections received from SKDC Building Control.

·            5 letters of representation had been received as a result of publicity, including 2 neutral letters and 3 letters of objection.

·            Information included within the Additional Information Report issued on 5 October.

 

Members commented:

·            That ideally more affordable accommodation would be located in Grantham.

·            That there were no reasonable ground to refuse the application.

 

It was proposed, seconded and AGREED that the application be approved for the summary of reasons set out in the case officer’s report together with the following conditions:

Time Limit for Commencement

1.          The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990.

Approved Plans

2.          The development hereby permitted shall be carried out in accordance with the following list of approved plans:

 

a.  Site Location Plan (Ref: 19053-P-001A)

b.  Proposed Elevation Plan (Ref: 19035-P-104 Ref A)

c.   Proposed Site Layout, Landscaping & Boundary Treatment Plan (Ref: 19053-P-100 Rev A)

d.  Proposed Refuse & Cycle Store Plan (Ref: 19053-P-101 Rev A)

e.  Proposed Floor Plans (Ref: 19053-P-102 Rev F)

f.    Drainage Statement received 09 June 2021

g.  Preliminary Roost Assessment received 04 March 2021

h.  Noise Report received 04 March 2021

Unless otherwise required by another condition of this permission.

Reason: To define the permission and for the avoidance of doubt.

Before the Development is Commenced

Sustainability Measures

3.          No development shall take place until details demonstrating how the proposed dwellings would comply with the requirements of Local Plan Policy SB1 has been submitted and approved by the Local Planning Authority.

The approved sustainable building measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of the dwellings hereby permitted.

Reason: To ensure the dwellings are constructed to a standard that mitigates against climate change as required by Local Plan Policy SB1.

Accessible and Adaptable Dwellings

4.          Before the development hereby permitted is commenced, details demonstrating that at least 10% of the dwellings would be constructed as “Accessible and Adaptable” in line with the standard set out in Part M4(2) of the Building Regulations must be submitted to and approved in writing by the Local Planning Authority.

 

The development must be carried out in accordance with the approved details.

Reason: To ensure the development meets the needs of all potential future occupiers in accordance with Local Plan Policy DE1.

Foul and Surface Water Drainage Details

5.          Before the development hereby permitted is commenced, a scheme for the treatment of surface and foul water drainage shall have been submitted to and approved in writing by the Local Planning Authority. The drainage details must:

 

-     Be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development

-     Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site

-     Provide attenuation details and discharge rates which shall be restricted to the brownfield runoff rate

-     Provide details for the timetable for and any phasing of implementation for the drainage scheme; and

-     Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for the adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime

 

Reason: To ensure the provision of satisfactory surface and foul water drainage in accordance with Local Plan Policy EN5.

Demolition and Construction Management

6.          No development shall take place, including demolition of buildings hereby approved, until a Demolition Method Statement and Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority, which shall indicate measures to mitigate against noise, dust and vibration, traffic generation and drainage of the site during the demolition and construction stages of the proposed development.

The Construction Management Plan and Method Statement shall include:

-     Phasing of the development to include access construction

-     The parking of vehicles of site operatives and visitors

-     Loading and unloading of plant and materials

-     Storage of plant and materials used in constructing the development

-     Wheel washing facilities

-     The routes of construction traffic to and from the site including any off site routes for the disposal of excavated material; and

-     Strategy stating how surface water run off on and from the development will be managed during construction and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (permanent or temporary) connect to an outfall (temporary or permanent) during construction.

 

The Demolition Method Statement shall be strictly adhered to through the demolition period.

 

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of the permitted development during construction and to ensure that suitable traffic routes are agreed, and to ensure that the demolition and construction period does not give rise to unacceptable adverse impacts on the amenities of neighbouring properties.

 

Updated Preliminary Roost Assessment

 

7.          Before the development hereby permitted is commenced, an updated Preliminary Roost Assessment must be submitted to and approved in writing by the Local Planning Authority. The development must be carried out in accordance with any recommendations set out by that assessment.

 

Reason: To ensure that the proposed development adequately protects protected species in accordance with Local Plan Policy EN2 and the Wildlife and Countryside Act 1981.

 

Contaminated Land Survey

 

8.          Before the development hereby permitted is commenced, a scheme relating to the survey of the land for contamination shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

 

-     A desk top study documenting all the previous and existing land uses of the site and adjacent land

-     A site investigation report assessing the ground conditions of the site and incorporating chemical and gas analysis identified as appropriate by the desk top study; and

-     A detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants and / or gases when the site is developed and proposals for future maintenance and monitoring

-     Shall include the nomination of a competent person to oversee the implementation of the works.

 

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policies EN2 and EN4 of the adopted South Kesteven Local Plan and national guidance contained in Paragraphs 178 and 179 of the Framework.

 

Asbestos Disposal

 

9.          Before the development hereby permitted is commenced, a scheme to address the management and / or safe disposal of asbestos and asbestos containing materials shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of, where necessary, an asbestos identification survey by a qualified contractor, measures to be adopted to protect human health and the preferred asbestos disposal route, unless the local planning authority dispenses with any such requirement specifically in writing.

 

Reason: To protect the health of site works and future occupiers of the site, in accordance with Policy EN4 of the Local Plan.

 

During Building Works

 

Outdoor Courtyard Detailed Design

 

10.      Before any development above a damp proof course, full details of the detailed design of the proposed outdoor courtyard / plaza amenity space shall 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 consideration of restricting access from the proposed courtyard to the underpass on the northern boundary of the site, as well as proposed finished levels of contours, hard and soft landscaping detail and minor artefacts and structures, where relevant. The development must be completed in accordance with the approved details.

 

Reason: To ensure a satisfactory appearance to the development and to allow further consideration of measures to ensure that the development does not increase crime, or the fear of crime, in accordance with Policy DE1 of the Local Plan and Section 12 of the Framework.

 

Lighting Assessment and detailed scheme

 

11.      Before the installation of any external lighting, an appropriate Lighting Assessment shall have been completed to inform the detailed design of the proposed external lighting scheme. The Lighting Assessment and Lighting Scheme shall be submitted to and approved in writing by the Local Planning Authority, and the works shall be completed in accordance with the approved details.

 

Reason: To ensure the development does not increase crime, or the fear of crime, and does not give rise to unacceptable adverse impacts on residential amenities, in accordance with Policy DE1 of the Local Plan and Section 12 of the Framework.

 

Hard and Soft Landscaping details

 

12.      Before any development other than demolition and clearance works, details of a hard and soft landscaping scheme shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

 

Proposed finished levels and contours

 

-     Means of enclosure

-     Vehicle and pedestrian access and circulation areas

-     Hard surfacing materials

-     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.

 

Reason: Hard and soft landscaping makes an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted Local Plan.

 

Materials Schedule

 

13.      Before any works on the external elevation of the development hereby permitted are begun, samples of the materials (including colour of render, paintwork or colourwash) to be used in the construction of the external surfaces of the development hereby permitted will have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Before the Development is Occupied

 

Materials Implementation

 

14.      Before any part of the development hereby permitted is occupied, the dwellings must have been completed in accordance with the approved external materials details.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Hard Landscaping Implementation

 

15.      Before any part of the development hereby permitted is occupied, all hard landscaping works shall have been carried out in accordance with the approved hard landscaping details.

 

Reason: Hard landscaping makes an important contribution to development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Surface and Foul Water Drainage Implementation

 

16.      Before any part of the development hereby permitted is occupied, the works to provide the surface and foul water drainage shall have been completed in accordance with the approved details.

 

Reason: To ensure the provision of satisfactory surface and foul water drainage in accordance with Policy EN5 of the adopted Local Plan.

 

Soft Landscaping Implementation

 

17.      Before the end of the first planting / seeding season following the occupation of any part of the development hereby permitted, all soft landscaping works shall have been carried out in accordance with the approved soft landscaping details.

 

Reason: Soft landscaping makes an important contribution to development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Landscape Management Plan details

 

18.      Before any part of the development hereby permitted is occupied, a landscape management plan shall have been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

 

-     Long term design objectives

-     Management responsibilities; and

-     Maintenance schedules for all landscaped areas.

 

Reason: Landscaping makes an important contribution to development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Ground Investigation Verification Report

 

19.      Before any part of the development hereby permitted is occupied, a verification report confirming that remedial works have been completed shall have been submitted to and approved in writing by the Local Planning Authority. The report shall have been submitted by the nominated competent person approved, as required by Condition 7 above. The report shall include:

 

-     A complete record of remediation activities, and data collected as identified in the remediation scheme, to support compliance with agreed remediation objectives

-     As built drawings of the implemented scheme

-     Photographs of the remediation works in progress; and

-     Certificates demonstrating that imported and / or material left in situ is free from contamination.

 

The scheme of remediation shall thereafter be maintained in accordance with the approved details.

 

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policies EN2 and EN4 of the adopted South Kesteven Local Plan and national guidance contained in Paragraphs 178 and 179 of the NPPF.

 

Noise Mitigation

 

20.      Before any part of the development hereby permitted is occupied, the developer shall implement the recommendations and mitigation measures for noise as proposed in Section 4 of the Noise Assessment Report, produced by UK Building Compliance, received by the Local Planning Authority on 4 March 2021.

 

Reason: To ensure future occupants of the development benefit from an appropriate noise environment in accordance with Policies DE1 and EN4 of the adopted South Kesteven Local Plan.

 

Refuse and Cycle Storage provision

 

21.      Before any part of the development hereby permitted is occupied, the works for the provision of the approved refused and cycle storage areas shall have been completed and shall thereafter be retained for use at all times.

 

Reason: To ensure the provision of satisfactory facilities for the storage of refuse.

 

Travel Pack provision

 

22.      Before any part of the development hereby permitted is occupied, the developer shall supply the proposed occupants of the development with a copy of the Residential Travel Pack, prepared by J Consulting, received by the Local Planning Authority on 8 June 2021.

 

Reason: To encourage the use of sustainable methods of travel, in accordance with Policy ID2 of the Local Plan and Section 9 of the Framework.

 

Ongoing Conditions

 

Preliminary Roost Assessment measures

 

23.      The development hereby permitted shall be carried out in accordance with the recommendations contained in the Preliminary Roost Assessment, completed by Rothen Ecology, dated June 2020, to be updated not more than one year before the development commences.

 

Reason: To ensure a satisfactory form of development which would have no significant impact on protected species.

 

Soft Landscaping Protection

 

24.      Within a period of five years from the first occupation of the final dwelling / unit of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species as was approved in Condition 11 above, unless otherwise agreed by the Local Planning Authority.

 

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscaping in accordance with the approved designs and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

Landscape Management Plan implementation

 

25.      For a period of not less than 5 years following the first occupation of the final dwelling hereby permitted, the approved Landscape Management Plan shall be adhered to in full unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: Landscaping makes an important contribution to the development and its assimilation with its surroundings; and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Supporting documents: