Agenda item

Proposal: Outline application for redevelopment of site for mixed use development comprising of Class C3(a) (Residential) and Class E(c)(ii) (Office) (Appearance, Layout and Scale for Approval)

Location: Ross Thain & Co LTD, Belton Street, Stamford

Recommendation: To authorise the Assistant Director to GRANT planning permission, subject to conditions and completion of a Section 106 Agreement.

Proposal: Outline application for redevelopment of site for mixed use development comprising of Class C3(a) (Residential) and Class E(c)(ii) (Office) (Appearance, Layout and Scale for Approval)

Location: Ross Thain & Co LTD, Belton Street, Stamford

Recommendation: To authorise the Assistant Director to GRANT planning permission, subject to conditions and completion of a Section 106 Agreement.

 

During questions to Officers and debate, Members commented on:

 

·       Whether the parking permit scheme allowed public parking during certain hours of the day.

 

The Principal Planning Officer confirmed that the parking permits were be primarily used by the occupiers of the townhouses. There was an allowance within the scheme to allow short term parking of no more than 2 hours.

 

It was noted that the 2011 site specific census data was utilised rather than census data from 2021, where arithmetical sums had changed.

 

It was proposed, seconded and AGREED to authorise the Assistant Director of Planning to GRANT planning permission, subject to completion of a Section 106 Agreement, and subject to the schedule of conditions as set out in the Addendum Report:

 

Time Limit for Commencement

 

1)    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission, or two years from the approval of the last reserved matters, whichever is the latter.

 

Reason: In order that development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended).

 

2)    Details of the reserved matters set out below shall have been submitted to the Local Planning Authority for approval within three years from the date of this permission:

 

                                               i.     Access

                                              ii.     Landscaping

 

Approval of all reserved matters shall have been obtained from the Local Planning Authority in writing before any development is commenced.

 

Reason: To enable the Local Planning Authority to control the development in detail and in order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended)

 

Approved Plans

 

3)    The development hereby permitted shall be carried out in accordance with the following list of approved plans (in relation to the scale, appearance and layout only):

 

                                               i.     Proposed Block Plan (Ref: 1298/03/Rev H)

                                              ii.     Proposed Site Layout (Ref: 1298/04/Rev E)

                                            iii.     Proposed Block A Floor Plan (Ref: 1298/05/Rev C)

                                            iv.     Proposed Block B Floor Plan (Ref: 1298/06/Rev B)

                                             v.     Proposed Elevation Plan – Belton Street / Gas Street / Tenter Lane (Ref: 1298/07/Rev D)

                                            vi.     Proposed Elevation Plan – Internal Courtyard (Ref: 1298/08/Rev C)

                                           vii.     Site Section Plan (Ref: 1298/09/Rev C)

 

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

 

Demolition and Construction Management Plan

 

4)    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 include measures to mitigate against noise, dust and vibration, traffic generated and drainage of the site during the demolition and construction stages of the proposed development.

 

The Construction Management Plan and Method Statement shall include:

 

i)               The phasing of the development to include access construction

ii)              The parking of vehicles and site operatives and visitors

iii)            The loading and unloading of plant and materials

iv)            The storage of plant and materials used in constructing the development

v)             Wheel washing facilities

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

vii)           A strategy stating how surface water runoff on and from the development will be managed; and

viii)         Method statement for how demolition and removal works of the existing buildings will be undertaken.

 

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

 

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

 

Ground Investigations

 

5)    No works pursuant to this permission shall commence, unless otherwise agreed in writing by the Local Planning Authority, until there have been submitted to and approved in writing:

 

a.    A desk stop study documenting all the previous and existing land uses of the site and adjacent land (Phase 1);

 

Should the Phase 1 Study identify potentially contaminative uses, the Applicant shall proceed to a Phase 2 site investigation detailed below:

 

b.    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 if required

c.     A detailed scheme for remedial works (should such works be required) 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. Such a scheme shall include 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 future residents and users of the development; and in accordance with Local Plan Policy EN4 (Pollution Control) and national guidance contained in the NPPF.

 

Asbestos Survey

 

6)    No works pursuant to this permission shall commence, including demolition of the buildings hereby approved, unless otherwise agreed in writing by the Local Planning Authority, until a detailed asbestos survey of the buildings to be demolished have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall not be carried out other than in accordance with the approved details.

 

Reason: Details are required to be submitted prior to the commencement of works to ensure that the risks from asbestos to the environment, future users of the site and neighbouring land users are minimised, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors.

 

Acoustic Assessment

 

7)    Prior to the commencement of the development hereby permitted, an Acoustic Survey (including assessment of the noise impacts of the existing, adjacent land uses, and the commercial and residential uses of the application site) shall have been submitted to and approved in writing by the Local Planning Authority. Thereafter, any noise mitigation measures identified as necessary within the submitted report shall be completed prior to the first occupation / use of the development hereby permitted.

 

Reason: To ensure future occupants of the development benefit from an appropriate noise environment, and development does not impose any restrictions on the existing industrial land uses within the vicinity of the site, in accordance with Policy DE1 and EN4 of the adopted South Kesteven Local Plan.

 

Archaeological Investigations

 

8)    Before the development hereby permitted is commenced, a written scheme of archaeological investigation shall have been submitted to and approved in writing by the Local Planning Authority.

 

The archaeological investigations shall also have been completed in accordance with the approved details before the development commences.

 

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan.

 

Surface and Foul Water Drainage details

 

9)    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:

 

a.    Be based on an assessment of the hydrological and hydrogeological context of the development

b.    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 runoff rate for the undeveloped site.

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

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

e.    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 that the permitted development is adequately drained without creating or increasing the flood risk to land or property adjacent to, or downstream of, or upstream of, the permitted development and in accordance with Policy EN5 of the South Kesteven Local Plan.

 

Undercroft Access Control

 

10) As part of any application for the access reserved matters, details of access control measures to the proposed undercroft access point beneath Block A of the approved development, shall be submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the approved measures shall be implemented prior to the first occupation of the development hereby permitted.

 

Reason: To reduce the risk of crime, and the fear of crime and disorder, in accordance with Section 12 of the National Planning Policy Framework.

 

Secure Bicycle Storage

 

11) As part of any application for the landscaping reserved matters, details of the location, scale, and appearance of the proposed bicycle storage areas shall be submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the development shall be carried out in accordance with the approved details prior to the first occupation of the development.

 

Reason: To reduce the risk of crime and disorder, and to ensure that the development is appropriate for the character and appearance of the area, in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

During Building Works

 

Materials Details

 

12) Before any works on the external elevations of the development hereby permitted are begun details of the materials (including the colour of the render, paintwork or colourwash) to be used in the construction of the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the Local Planning Authority. Materials shall be in broad accordance with the details shown on the Proposed Elevations Plans (Ref: 1298/07/Rev D and 1298/08/Rev C).

 

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

 

Sustainable Building Measures

 

13) Before any works on the external elevations of the development hereby permitted are begun, details demonstrating how the approved scheme would comply with the requirements of Local Plan Policy SB1 shall have first been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the development; details of water efficiency; and the provision of electric car charging points.

 

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

 

Reason: To ensure the development mitigates against and adapts to climate change, in accordance with Local Plan Policy SB1 and SD1.

 

Ecological Mitigation

 

14) All works on site, during demolition and construction, shall be carried out in accordance with the recommendations set out in the Protected Species Survey (Phillip Irving) (September 2021), including the installation of bird and bat nesting boxes.

 

The scheme of bird and bat boxes to be installed on site shall be completed prior to the first occupation of the development hereby permitted, and shall be retained throughout the lifetime of the development.

 

Reason: In the interests of best ecological practice and in accordance with Policy EN2 of the adopted South Kesteven Local Plan.

 

Flood Risk Assessment

 

15) The development shall be carried out in accordance with the submitted Flood Risk Assessment (FRA) (Ref: ECL0554/RTKSTAMFORD) dated September 2022 and the mitigation measures outlined in Section 5.

 

These mitigation measures shall be implemented fully prior to first occupation of the development and shall be retained and maintained thereafter for the lifetime of the development.

 

Reason: To reduce the risk of flooding to the proposed development.

 

Previously Unidentified Contamination

 

16) If, during development, contamination not previously identified is found to be present at the site, then no further development (unless otherwise agreed in writing by the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the remediation strategy shall be implemented as approved.

 

Reason: To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site.

 

Before the Development is Occupied

 

Materials Implementation

 

17) Before the development hereby permitted is occupied / brought into use, the external elevations must have been completed in accordance with the approved external material details.

 

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

 

Obscure Glazing

 

18) Before any part of the development hereby permitted is occupied, the first floor windows in the Tenter Lane elevations shall have been installed with obscure glazing and with no opening part being less than 1.7m above the floor level immediately below the centre of the opening part. In addition, the frameless glass balustrade to the second floor of the Tenter Lane elevation shall also have been installed with obscure glazing. All obscure glazing must be obscured to a minimum of Pilkington – Privacy Level 3 or an equivalent product. Once installed, the window units and balustrade shall thereafter be retained as such  at all times.

 

Reason: To safeguarding the privacy of occupies of the neighbouring / adjoining properties.

 

Drainage Implementation

 

19) Before any part of the development hereby permitted is occupied / brought into use, 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 South Kesteven Local Plan.

 

Contamination Verification

 

20) The development hereby permitted shall not be occupied or brought into use until a verification report has been submitted to and approved in writing by the Local Planning Authority. The report shall be submitted by the agreed competent person and identify that the approved remedial works have been implemented. The report shall include, unless otherwise agreed in writing:

 

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

b.    As built drawings of the implemented scheme

c.     Photographs of the remediation works in progress; and

d.    Certificates demonstrating that important and / or material left in situ is free from contamination.

 

Thereafter, the scheme shall be monitored and maintained in accordance with the approved remediation scheme.

 

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 future residents and users of the development; and in accordance with Policy EN4 of the adopted South Kesteven Local Plan and national guidance contained in the National Planning Policy Framework.

 

Dropped Kerbs

 

21) Within seven days of the first occupation of the development hereby permitted, the existing dropped kerbs shall be reinstated to full height kerbs on Gas Street, Tenter Lane and Belton Street, as agreed in writing with the Local Planning Authority.

 

Reason: In the interests of highway safety and the safety of users of the public highway.

 

Gas Street Parking Bays and Footway

 

22) No part of the development hereby permitted shall be occupied / brought into use before the works to provide the parking bays on Gas Street and the associated relocation of the public footway, as shown on Drawing No. 1298/03/Rev H have been certified as complete by the Local Planning Authority.

 

Reason: To ensure the provision of safe and adequate means of access and parking to the serve the permitted development.