Agenda and minutes

Councillor Lugg declared a personal interest in application 14/00449/FUL – St Aldate Church as she had been involved in the site for a number of years.

Councillor Walford declared a Disclosable Pecuniary Interest in applications 16/01242/FUL and 16/01241/RM, University of Gloucestershire Oxstalls Campus due to the impact of the proposals upon his property.

To approve as a correct record the minutes of the meeting held on 10 January 2017.

The minutes of the meeting held on 10^th January 2017 were confirmed and signed by the Chair as a correct record.

Please note that any late material relating to the applications detailed below will be published on the Council’s website as a supplement in the late afternoon of the day of the meeting.

Members’ attention was drawn to late material in respect of agenda items 6, 7 and 8.

Application for determination:-

Demolition of Church Hall and vicarage.  Proposed residential development comprising of 12 one and two bedroom flats, 3 two bedroom houses 6 three bedroom houses and  2  two bedroom bungalows. New vehicular access from Reservoir Road with associated parking at St Aldate’s Church, Finlay Road.

Councillor Lugg having declared a personal interest withdrew to the Public Gallery during the consideration of this item.

The Principal Planning Officer presented her report which detailed an application for the demolition of the Church Hall and vicarage. Proposed residential development comprising of 12 one and two bedroom flats, 3 two bedroom houses, 6 three bedroom houses and 2 two bedroom bungalows. New vehicular access from Reservoir Road with associated parking at St Aldate’s Church, Finlay Road.

She drew Members’ attention to the late material which contained a consultation response from the Environmental Planning Manager and two additional representations.

Councillor Haigh, as Ward Member, addressed the Committee. She stated that at first there been a sense of loss within the community but the Church Hall was no longer in use. There was an awareness of the urgent need for additional affordable housing. She congratulated the White City community for finding a solution which had suited everybody.

Councillor Coole, as Ward Member, addressed the Committee. He stated that there was a need for good quality affordable homes in the ward.  He noted that the Church Hall was a wooden structure which was no longer used and the Diocese would be providing a significant sum towards a new community facility.

Councillor Haigh advised that there was some community use of the church but it did not answer the needs of the Community.

Mr Tim Wade, Head of Development, Rooftop Housing Group Ltd, addressed the Committee in support of the application.

Mr Wade stated that the proposal was the result of much joint working and negotiations to deliver high quality affordable housing and a new community facility. He thanked Council officers and the Diocese for their assistance.

He noted that the mixed development of houses, flats and bungalows had received input from the South West Design Panel and Historic England and would also improve access to the Church and car park. The design had retained as many existing trees as possible and there would also be new planting. He noted that the window design for the homes was robust to counter noise from the roads.

Ms Dawn Adams, Director of the White City Community Interest Company, addressed the Committee in support of the application.

Ms Adams stated that the first reaction was the loss of another community facility and the Church Hall had been registered as an Asset of Community Value. There had been consultation to establish the need for a community facility and the Church building was not suitable for community use. She stated that the Diocese had gifted the proceeds of the sale for community use and she noted that it would be hard work to raise the balance of the funding. She stated that a five year plan was in place and should that fail to meet the target an alternative plan had been prepared.

The Vice Chair applauded the initiative of the local community but he expressed concern that vehicular access to the houses facing the road would involve  ...  view the full minutes text for item 96.

Application for determination:-

Variation of conditions 54, 57 and 59 of permission 15?01190/OUT to allow for the phased provision of car parking and the phased/amended provision of cycle parking relating to the phased implementation of the University Business School at the University of Gloucestershire, Oxstalls Lane. 

Councillor Walford, having declared a Disclosable Pecuniary Interest withdrew from the body of the meeting and took no part in the consideration of this application.

The Principal Planning Officer presented his report which detailed an application for the variation of conditions 54, 57 and 59 of permission 15?01190/OUT to allow for the phased provision of car parking and the phased/amended provision of cycle parking relating to the phased implementation of the University Business School at the University of Gloucestershire, Oxstalls Lane. 

He advised Members that the University was now intending to deliver the scheme in phases and were seeking a pro-rata reduction of parking relative to the phased provision of floorspace. He stated that this would be no different if the building had come forward as two separate applications and it would be unreasonable to resist the principle because the Authority would be requiring an unnecessary overprovision of parking for Phase 1.

Stephen Marston, Vice Chancellor of the University, addressed the Committee in support of the application.

Mr Marston thanked the Committee for the opportunity to put the University’s reasons for making the application. He stated that the University had reached an important milestone in its development with the creation of the Business School and provision of student accommodation.

He stated that these proposals were the result of two years’ work and would bring benefits to the City with the students’ spending and their contribution to the life of the City.

He noted that the application requested the variation of three conditions attached to the outline planning permission already granted. He explained that the conditions had been assessed on the size of the whole development and the University had subsequently decided to be prudent and to adopt a phased approach to the development and sought to match the provision of parking to the phasing of the development.

He confirmed that the University was fully committed to comply with all the conditions imposed.

The Chair believed that the application was a sensible approach to the development.

The Vice Chair concurred but noted the importance of mitigation to the junction of Oxstalls Lane and Cheltenham Road.

RESOLVED that planning permission be granted subject to the provisions in the report.

Application for determination:-

Approval of the reserved matters of appearance, landscaping, layout and scale for the Business School and Growth Hub building, pursuant to outline permission 15/01190/OUT at the University of Gloucestershire, Oxstalls Campus.

Councillor Walford, having declared a Disclosable Pecuniary Interest withdrew from the body of the meeting and took no part in the consideration of this application.

The Principal Planning Officer presented his report which detailed an application for the approval of reserved matters of appearance, landscaping, layout and scale for the Business School and Growth Hub pursuant to outline permission 15/01190/OUT at the University of Gloucestershire Oxstalls Campus.

He drew Members’ attention to the late material which contained a revised recommendation.

Stephen Marston, Vice Chancellor of the University, addressed the Committee in support of the application.

Mr Marston stated that the development represented a great deal of work by architects to create an ideal environment. He advised that the University would come back with Phase 2 after Phase 1 had been completed.

He stated that the University had responded to design concerns, the growth Hub was a great success and the allotment holders had agreed to the proposals.

He confirmed that the University would accept the proposed additional lighting condition.

Councillor Morgan believed that the proposals were exciting and would bring benefits to the City but he questioned the lack of reference to green energy.

The Chair noted that requirements for green energy measures were included in the forthcoming City Plan.

Councillor Brown noted that the footpath formed part of National Cycle Route 41 and he questioned the priority where vehicles crossed the route,

The Highways Officer noted that pedestrians and cycles would have priority and this would be achieved with additional road markings and appropriate signage.

RESOLVED that subject to receipt of an updated Proposed site layout plan to be consistent between plans as to the layout of the substation compound and surroundings, reserved matters approval is given subject to the conditions in the Committee Report with the following amended/new conditions:- 

Amended approved plans condition

The development shall be undertaken in accordance with the plans referenced;

(Updated version of Proposed site layout ref. UoG ASL 00 00 DR A 0003 received by the Local Planning Authority on 25^th January 2017 to ensure consistency across plans)

Level 00 Plan ref. OX ASL 00 00 DR A 0100 Rev. B received by the Local Planning Authority on 5^th October 2016

Level 01 Plan ref. OX ASL 00 01 DR A 0101 Rev. B received by the Local Planning Authority on 5^th October 2016

Level 02 Plan ref. OX ASL 00 02 DR A 0102 Rev. B received by the Local Planning Authority on 5^th October 2016

Roof Plan ref. OX ASL 00 03 DR A 0103 Rev. C received by the Local Planning Authority on 5^th October 2016

Elevation ref. OX ASL 00 XX DR A 0130 received by the Local Planning Authority on 5^th October 2016

Elevation ref. OX ASL 00 XX DR A 0131 received by the Local Planning Authority on 5^th October 2016

External works general arrangement: materials and finishes ref. OX ASL 00 XX DR L 0001 Rev. G received by  ...  view the full minutes text for item 98.

Application for determination:-

Re-development of the site for the construction of Phase 1 students’ residences accommodation of 295 bedrooms, comprising studio flats, cluster flats and town houses, through the erection of new buildings and related/ancillary facilities, services and amenities, with associated works comprising access (including new pedestrian route from Ladybellegate Street to Barbican Road/Way), parking, hard and soft landscaping, public realm works, together with the creation and provision of temporary surface level car parking facility at Barbican car Park, Ladybellegate Street.

The Principal Planning Officer presented his report which detailed an application for the re-development of the site for the construction of Phase 1 students’ residences accommodation of 295 bedrooms, comprising studio flats, cluster flats and town houses, through the erection of new buildings and related/ancillary facilities, services and amenities, with associated works comprising access (including new pedestrian route from Ladybellegate Street to Barbican Road/Way), parking, hard and soft landscaping, public realm works, together with the creation and provision of temporary surface level car parking facility at Barbican car Park, Ladybellegate Street.

He drew Members’ attention to the revisions to proposed conditions contained in the late material.

Mr Hilton McCarthy, Development Director of Cityheart Limited, addressed the Committee in support of the application.

Mr McCarthy stated that the proposed development was on a key strategic site which would help stimulate the City economy and support the University’s ambitions for growth.

He noted that the application was a result of collaboration and designed to respect the historic setting and the Conservation Area. He stated that the site was constrained by its setting and the surrounding archaeology and the proposals would not have an adverse impact.

He believed that the accommodation would attract students to Gloucester and would be controlled through tenancy agreements.

He believed that the site would act as a catalyst for economic regeneration and Phase 2 would deliver a further two hundred units of student accommodation built over the car park.

Councillor Dee noted that Barbican Road was the only comparatively level pedestrian route between the Docks and the City centre.

Councillor Lugg supported the application and asked if the Police had been consulted regarding the proposed pedestrianisation of the end of Barbican Road. The Highways Officer stated that the police had not yet been consulted although they would be if a Traffic Order was required. He noted that should the police require access this could be accommodated.

Councillor Morgan welcomed the scheme but believed the proposed design for Block A, the block nearest Commercial Road, was appalling.

Councillor Toleman expressed concern at the loss of public car parking. He was advised that the current public car park had only been intended as a temporary use as it was situated in a Conservation Area. He was advised that the University strategy required students to park at least three kilometres away.

Councillor D. Brown was advised that relocation of the coach drop off point would result in the loss of a couple of on-street parking places. He enquired about the right of way for National Cycle Route 41 and was advised that the details had not been finalised but national guidance stated that pedestrians and cyclists should have priority. This was the aim but the Highways Officer was unable to make a commitment at the present time.

The Vice Chair believed that Block A was similar to other buildings on Commercial Road and a great improvement over the existing use. He believed that the proposals mirrored the historic architecture of the  ...  view the full minutes text for item 99.

To consider a schedule of applications determined under delegated powers during the month of December 2016.

Consideration was given to a schedule of applications determined under delegated powers during the month of December 2016.

RESOLVED that the schedule be noted.

Tuesday,7 March 2017 at 6.00pm.

Tuesday, 7^th March 2017 at 6.00pm.