Agenda item

Proposal: Conversion of former school house building together with erection of 3 (no) 3-storey apartment blocks to form a total of 60 (no) apartments with associated amenity space and vehicle parking; following demolition of the existing workshop and office building (Revised submission of S23/0882)

Location: The Old School House, Station Road East, Grantham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions

Proposal: Conversion of former school house building together with erection of 3 (no) 3-storey apartment blocks to form a total of 60 (no) apartments with associated amenity space and vehicle parking; following demolition of the existing workshop and office building (Revised submission of S23/0882)

Location: The Old School House, Station Road East, Grantham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions

 

Noting comments in the public speaking session by:

 

Applicant Agent                                                           Adam Partington

 

Together with:

 

·       Provisions within South Kesteven Local Plan 2011-2036, Design Guidelines for Rutland and South Kesteven Supplementary Planning Document, National Planning Policy Framework (NPPF) and South Kesteven Local Plan Review 2021 – 2041.

·       Comments received from Anglian Water

·       No comments received from Cadent Gas

·       Comments received from Grantham Civic Society

·       Comments received from Grantham Town Council

·       Comments received from Heritage Lincolnshire

·       No comments received from Historic England

·       No comments received from Lincolnshire County Council (Education)

·       Comments received from Lincolnshire County Council (Highways & SuDS)

·       No comments received from Lincolnshire Fire & Rescue

·       No comments received from Lincolnshire Police Crime Prevention Officer

·       No comments received from Lincolnshire Wildlife Trust

·       Comments received from LNER

·       Comments received from NHS Lincolnshire Integrated Care Board

·       Comments received from SKDC Conservation Officer

·       No comments received from SKDC Environmental Protection

·       No comments received from SKDC Planning Policy Officer – Affordable Housing

·       Comments received from SKDC Urban Design Officer

·       Comments received from Network Rail

 

(Councillor Charmaine Morgan declared this application was within her District Ward)

 

During questions to Public Speakers, Members commented on:

 

·       A query was raised to the Applicant on the difference in height between the existing school and the proposed building.

 

The height difference was available on the scale drawings. The difference in height between the retained old school building and the ridge height of the new build element was 2 metres.

 

·       Concern was raised on parking provided and bin storage.

 

The bin storage within the report was the full bin provision proposed.

 

·       The height between the proposal and St Johns Church, Grantham was queried.

 

The Committee were shown indicative illustrations of a visual representation. The proposed new build was comparable to properties on the opposite side of Launder Terrace, Grantham.

 

·       Whether the Applicant would accept the inclusion of the key Victorian features on the window treatments.

 

The Applicant confirmed that a detailed characterisation survey was undertaken of the area North to the site. With bringing a terraced form design onto the site, there was a deliberate design choice to suit the area but also allowing the existing buildings gothic features to exist. Decorative elements could also be conditioned.

 

·       Whether any of the proposed properties had accessibility design features.

 

Condition 3 secured details of accessible and adaptable properties. A minimum of 10% of properties would need to be of an accessible standard.

 

·       The number of car parking spaces provided against how many residents may have cars was queried.

 

The Applicant confirmed that 15 car parking spaces were provided, with 3 accessible spaces. There would also be the opportunity for motorcycle and bike storage. The Applicant’s ambition was for future residents to recognise the walking distances to the bus station and train station.

 

During question to Officers and debate, Members commented on:

 

·       Members were pleased that the Junior School would be retained. The loss of the Infant School was regrettable.

·       That comments from the Civic Society had raised concerns on the condition of the building. It was disappointing that a significant amount of roofing was removed from the building resulting in damage.

·       The site was directly opposite a low-cost public car park. It was stated that residents may park on the public highway rather than paying for a low-cost car park. The parking in conjunction with bin storage was already a concern for this area.

 

A further response had been received from Highways following a parking assessment being submitted by the Applicant. Highways had not provided any further comments, however, firstly they had not raised a formal objection to the application and did not raise an objection to the original refused application. Parking was not a reason for refusal on the previous application.

 

·       That the application included commercial waste collection arrangements.

·       Whether the increase of parking would mean a reduction of flats, questioning the viability of the application.

 

The Principal Planning Officer clarified that if the quantum of houses being provided was decreased, this would impact the viability position.

 

·       Further concern was raised on the design, parking and that a S106 agreement could not be secured.

·       It was suggested that a parking management plan be implemented and for the Applicant to negotiate with the neighbouring car park on a discount scheme.

 

Condition 4 looked into large scale details including design of brickwork and other features.

 

·       Whether trees and landscaping could be included within the proposal.

 

A soft landscaping condition could be included alongside the mandatory biodiversity net gain condition to ensure the 10% net gain was met.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to 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 permission is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

Approved Plans

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

a.    Proposed Block Plan (Ref: 21-107-001)

b.    Proposed Elevations Plan – Block A, B and D – Part 1 (Ref: 21-107-006/Rev A)

c.     Proposed Elevations Plan – Block A, B and D – Part 2 (Ref: 21-107-007/Rev A)

d.    Proposed Elevations Plan – Block C (Ref: 21-107-005/Rev A)

e.    Proposed Ground Floor Plans (Ref: 21-107-002)

f.      Proposed First Floor Plans (Ref: 21-107-003/Rev A)

g.    Proposed Second Floor Plans (Ref: 21-107-004)

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

Meeting All Housing Needs

Part M4(2) Dwellings

3)    Before any part of the development hereby permitted is commenced, a plan indicating the provision of 10% of the dwellings as being Accessible and Adaptable in line with the standard set out in Part M4(2) of the Building Regulations shall have been submitted to and approved in writing by the Local Planning Authority.

Thereafter, the development shall be completed in accordance with the approved details and the dwellings shall be retained as such for the lifetime of the development.

Reason: To ensure that the development meets the needs of all future residents as required by Policy H4 of the adopted Local Plan.

Design Quality and Visual Impact

Large Scale Details

4)    No part of the development hereby permitted shall be commenced, until large scale details of all external features (including fenestration, brickwork embellishment, dormer detailing and materials, and eaves detailing) have been 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 first occupation.

Reason: To ensure a satisfactory appearance to the development in accordance with Policy DE1 (Promoting Good Quality Design) and to minimise the harm to a non-designated heritage asset in accordance with Policy EN6 (The Historic Environment) of the adopted South Kesteven Local Plan.

Heritage and Archaeology

Written Scheme of Investigation – Building Recording

5)    Before any part of the development hereby permitted is commenced, a Written Scheme of Archaeological Investigation (WSI) shall have been submitted to and approved in writing by the Local Planning Authority. The submitted WSI shall include details of a Level 3 Historic Building Recording as defined by Historic England (Understanding Historic Buildings) for any structures to be demolished prior to any works being undertaken and for the retention of the former school notice boards.

Thereafter, all works on site shall be carried out in accordance with the approved WSI.

Reason: In order to provide a reasonable opportunity to record the historic of the site and in accordance with Policy EN6 (The Historic Environment) of the adopted South Kesteven Local Plan.

Residential Amenity

Demolition Method Statement & Construction Management Plan

6)    No works pursuant to this permission, including demolition of buildings hereby permitted, until a Demolition Method Statement and Construction and Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority. The submitted Plan and Statement shall include measures to mitigate the adverse impacts of noise, dust and vehicular movements during the demolition and construction stages of the permitted development. The submitted document shall include:

a.    The phasing of the development, to include demolition phasing and build routes.

b.    Construction, demolition and delivery hours

c.     The parking of all vehicles of site operatives and visitors

d.    The on-site loading and unloading of all plant and materials.

e.    The on-site storage of all plant and materials used in constructing the development

f.      The routing of all vehicles associated with the demolition and construction activities of the development.

g.    Wheel washing facilities

h.    A strategy stating how surface water runoff 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 (temporary or permanent) connect to an outfall (temporary or permanent) during construction.

i.      A method statement for how demolition and removal works of the existing buildings will be undertaken.

j.      Ecological Management Plan, including appointment of an Ecological Clerk of Works, and the implementation of Natural England licences as required.

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

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

Reason: To minimise the effects of the demolition and construction activities on the residential amenity of neighbouring properties and the public highway and protected species.

Flood Risk and Drainage

Surface Water Drainage Strategy

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

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

b.    Provide flood exceedance routing for storm events greater than the 1 in 100 year event.

c.     Provide details of how runoff 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 surface areas within the development into the existing drainage infrastructure and watercourse system without exceeding the runoff rate for the undeveloped site.

d.    Provide attenuation details and discharge rates which shall be restricted

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

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

Thereafter, no dwelling shall be occupied until the approved scheme has been completed or provided on site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

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, or upstream of, the permitted development.

Pollution Control

Ground Investigation

8)    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 top study documenting all the previous and existing land uses of the site and adjacent land (Phase I);

Should the Phase I Study identify potentially contaminative land uses, the Applicant shall provide 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 remediation 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 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 investigation 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)

Biodiversity / Ecology

Ecological Assessment and Mitigation

9)    Notwithstanding the submitted documentation, no works pursuant to this permission shall be commenced until an up-to-date Ecological Impact Assessment, including the results of any necessary protected species surveys, has been submitted to and approved in writing by the Local Planning Authority. The submitted Ecological Impact Assessment must include a Biodiversity Mitigation and Enhancement Scheme, including a scheme for the provision of bat and bird boxes as part of the development scheme.

The submitted Mitigation and Enhancement Scheme shall include a plan identifying the location of any mitigation and enhancement, along with a detailed scheme (and technical details of each of the proposed measures.

Thereafter, the required mitigation and enhancement measures shall be completed in full in accordance with the agreed scheme, prior to the first occupation of the development.

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

During Building Works

Design Quality and Visual Impact

Materials Details – salvaged material

10)Following the demolition works hereby approved, but prior to the commencement of any works for the development of the replacement structures, a detailed specification of the material to be used in the construction of the external surfaces of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The submitted specification shall include large scale details of the use salvaged materials from the demolition of the former building.

Reason: To ensure a satisfactory appearance to the development in accordance with Policy DE1 (Promoting Good Quality Design) of the adopted South Kesteven Local Plan.

 

Soft Landscaping Details

11)No development above damp-proof course shall take place until details of any soft landscaping works shall have been submitted to and approved in writing by the Local Planning Authority. Details shall include:

a.    planting plans;

b.    written specifications (including cultivation and other operations associated with plant and grass establishment);

c.     schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

Thereafter, the approved soft landscaping scheme shall be implemented before any part of the development hereby permitted is occupied.

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

 

Climate Change

Sustainable Construction

12)No development above damp-proof course shall take place until details demonstrating how the proposed development would comply with the requirements of Policy SB1 have 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 provision of electric car charging infrastructure.

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

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

 

Access and Highways

Parking Management Plan

13)No development above damp-proof course shall take place until a Parking Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Parking Management Plan shall set out details for the allocation and management of the available on-site parking spaces.

 

Reason: To ensure that the development does not give rise to any unacceptable impacts on highways safety due to encouraging on-street parking; in order to comply with the requirements of Policy ID2 of the adopted South Kesteven Local Plan.

 

Before the Development is Occupied

Design Quality and Visual Impact

Materials Implementation

14)Before any part of the development hereby permitted is occupied, the external elevations shall have been completed in accordance with the materials details approved by Condition 10 above.

Reason: To ensure a satisfactory appearance to the development in accordance with Policy DE1 (Promoting Good Quality Design) of the adopted South Kesteven Local Plan.

Boundary Treatment Implementation

15)Before any part of the development hereby permitted is occupied, the works to provide the boundary treatments for the site as shown on the approved plans shall have been completed in accordance with the approved details.

Reason: To ensure a satisfactory appearance to the development in accordance with Policy DE1 (Promoting Good Quality Design) of the adopted South Kesteven Local Plan.

Pollution Control

Verification Report

16)Before any part of the development hereby permitted is occupied, where remediation is required by Condition 8 above, a verification report shall be submitted to and approved in writing by the Local Planning Authority. The report shall have been 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.    Photographs of the remediation works in progress; and

c.     Certificates demonstrating that imported 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 investigation 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)

 

(Councillor Tim Harrison voted against the proposal)

 

(The Committee had a 10-minute break)