Agenda item

Application for determination:

 

Erection of a business and household storage unit (Use Class B2) at the Railway Triangle Site.

 

The Principal planning Officer presented the report which detailed an application for the erection of a business and household storage unit (Use Class B8) at the Railway Triangle Site.

 

She drew Members’ attention to the late material which contained an additional condition requested by the Highway Authority to require the installation of electric vehicle charging points and consequential changes to conditions 2 and 6 to reflect the amended plans.

 

Matt Taylor, a Planning Consultant acting for the applicant, addressed the Committee in support of the application.

 

A Member expressed disappointment that the site would only provide employment for four full time staff.

 

The Chair moved and the Vice-Chair seconded that planning permission be granted subject to the conditions laid out in the late material.

 

RESOLVED that planning permission be granted subject to the following conditions:-

 

Condition 1

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

 

Reason

Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

 

Condition 2

The development hereby permitted shall be carried out in accordance with the application form, and drawing numbers PL_01, Pl_05 Rev G, PL_10 Rev B, PL_20 Rev C, PL_21 Rev D and 17-076/300 Rev T2 except where these may be modified by any other conditions attached to this permission.

 

Reason

To ensure that the development is carried out in accordance with the approved plans.

 

Condition 3

The development hereby permitted shall not be brought into use until a SuDS management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime, has been submitted to and approved in writing by the Local Planning Authority. The plan should fully detail the access that is required to reach the surface water management component for maintenance purposes. It should also include a plan for safe and sustainable removal and disposal of waste periodically arising from drainage system, detailing the materials to be used and standard of work required including method statement. The development shall be implemented in strict accordance with the approved SUDS maintenance plan for the lifetime of the development.

 

Reason

To ensure the continued operation and maintenance of drainage features serving the site and avoid flooding. It is important that these details are agreed prior to the commencement of development as any works on site could have implications for drainage, flood risk and water quality in the locality.

 

Condition 4

Development shall not take place until an exceedance flow routing plan for flows above the 1 in 100+40% climate change event has been submitted to and approved in writing by the Local Planning Authority. The proposed scheme shall identify exceedance flow routes through the development based on proposed topography with flows being directed to highways and areas of public open space. Flow routes through gardens and other areas in private ownership will not be permitted. A risk assessment may be required to determine adequate risk mitigation measures and agreed with Local Planning Authority. When assessing the risks associated with conveyance routes or storage area for exceedance flows, flow depth, velocities, duration and impact of flooding to people and property on and off site should be taken into account. The scheme shall subsequently be completed in accordance with the approved details before the development is first brought into use/occupied.

 

Reason

To ensure satisfactory drainage of the site and avoid flooding. It is important that these details are agreed prior to the commencement of development as any works on site could have implications for drainage in the locality.

 

Condition 5

No works shall commence on site (other than those required by this condition) on the development hereby permitted until the first 15m of the proposed access road, including the junction with the existing public road and with the area in advance of the splay lines so defined cleared of all obstructions to visibility from a setback of 2.4m set back from the carriageway edge along the centre point of the access to a distance of 45m in either direction to the nearside carriageway edge, has been completed to at least binder course level.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of development to ensure that a satisfactory means of access with adequate visibility is provided for the duration of the use and maintained in the interests of highway safety in accordance with the National Planning Policy Framework.

 

Condition 6

The development hereby permitted shall not be occupied until the vehicular parking and turning facilities and cycle storage have been provided in accordance with the submitted plan drawing no. PL-05 Rev G and those facilities shall be maintained available for those purposes thereafter.

 

Reason

To ensure that a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians is provided in accordance with the National Planning Policy Framework.

 

Condition 7

No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall:

 

i.          Specify the type and number of vehicles;

ii.         Provide for the parking of vehicles of site operatives and visitors;

iii.        Provide for the loading and unloading of plant and materials;

iv.        Provide for the storage of plant and materials used in constructing the development;

v.         Provide for wheel washing facilities;

vi.        Specify the intended hours of construction operations;

vii.       Specify Measures to control the emission of dust and dirt during construction

.

Reason

To ensure that appropriate measures are in place prior to the commencement of development to reduce the potential impact on the public highway and accommodate the efficient delivery of goods and supplies in accordance the National Planning Policy Framework.

 

Condition 8

(a)       No development shall commence until an assessment of the risks posed by any ground gases or vapours has been submitted to and approved in writing by the Local Planning Authority. The assessment shall be carried out in accordance with current UK guidance and best practice.

(b)       Where the approved risk assessment (required by part (a) above) identifies ground gases or vapours posing unacceptable risks, no development shall commence until a detailed remediation scheme to protect the development from the effects of such ground gases or vapours has been submitted to and approved in writing by the Local Planning Authority. Following approval, such remediation scheme shall be implemented on site in complete accordance with approved details unless otherwise agreed in writing by the Local Planning Authority.

(c)        Following implementation and completion of the approved remediation scheme (required by part (b) above) and prior to the first occupation of the development, a verification report shall be completed in accordance with current UK guidance and best practice, and submitted to and approved in writing by the Local Planning Authority to confirm completion of the remediation scheme in accordance with approved details.

(d)       No development shall commence until a long term monitoring and maintenance scheme (to include monitoring the long-term effectiveness of the remediation and reporting on the same) where required has been submitted to and approved by the Local Planning Authority. The approved scheme must be carried out in accordance with its terms, recommendations and time tables. All further reports produced shall be submitted to and approved in writing by the Local Planning Authority, and then carried out in accordance with its terms, recommendations and time tables.

 

Reason

To ensure that appropriate measures are in place prior to the commencement of any works to ensure that the risk to buildings and their occupants from potential landfill or ground gases are adequately addressed in accordance with Policy SD14 of the adopted Joint Core Strategy (2017).

 

Condition 9

No development works above DPC level shall take place until until a landscaping scheme, has been submitted to and approved in writing by the Local Planning Authority.  The submitted design shall include scaled drawings and a written specification clearly describing the species, sizes, densities and planting numbers.  Drawings must include accurate details of all existing trees and hedgerows with their location, species, size, condition, any proposed tree surgery and an indication of which are to be retained and which are to be removed.

 

Reason

To ensure that appropriate measures are in place to ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 10

The landscaping scheme approved under condition 9 above shall be carried out concurrently with the development hereby permitted and shall be completed no later than the first planting season following the completion of the development.  The planting shall be maintained for a period of 5 years.  During this time any trees, shrubs or other plants which are removed, die, or are seriously retarded shall be replaced during the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.  If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year maintenance period.

 

Reason

To ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 11

Notwithstanding the submitted drawings, no development works above DPC level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of all boundary treatments, including precise details of the acoustic fencing to be erected.  The boundary treatment and acoustic fencing shall be completed in accordance with a timetable to be agreed in writing with the Local Planning Authority.  Development shall be carried out in accordance with the approved details and thereafter maintained in a suitable condition.

 

Reason

In the interests of the visual amenity in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 12

No development works above DPC level shall take place until details of measures to discourage seagulls from nesting and roosting on the building have been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented in full prior to the occupation of any building, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason

In the interests of the appearance of the development and to avoid nuisance caused by nesting and roosting seagulls, in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 13

No development works above DPC level shall take place until details or samples of materials to be used externally on walls, roofs, windows and external doors, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

Reason

To ensure a satisfactory appearance of the development in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 14

During the construction (including demolition and preparatory groundworks) phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or dispatched from the site outside the following times: Monday-Friday 8.00 am-6.00pm, Saturday 8.00 am-1.00 pm nor at any time on Sundays, Bank or Public Holidays.

 

Reason

To protect the amenity of local residents in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

 

Condition 15

Prior to the occupation of the building hereby permitted, the proposed car parking spaces shall be designed to enable charging of plug-in and other ultra-low emission vehicles in safe, accessible and convenient locations.

 

Reason

To ensure that the development incorporates facilities for charging plug-in and other ultra-low emission vehicles in accordance with paragraph 110 of the National Planning Policy Framework.

 

Note 1

Your attention is drawn to the requirements of the Building Regulations, which must be obtained as a separate consent to this planning decision.  You are advised to contact the Gloucestershire Building Control Partnership on 01453 754871 for further information.

 

Note 2

Your attention is drawn to the Party Wall Act 1996. The Act will apply where work is to be carried out on the following:

 

"           Work on an existing wall or structure shared with another property.

"           Building a free standing wall or a wall of a building up to or astride the boundary with a neighbouring property.

"           Excavating near a neighbouring building.

 

The legal requirements of this Act lies with the building/ site owner, they must find out whether the works subject of this planning permission falls within the terms of the Party Wall Act. There are no requirements or duty on the part of the local authority in such matters. Further information can be obtained from the DETR publication The Party Wall Act 1996 - explanatory booklet.

 

Note 3

In accordance with the requirements of the NPPF the Local Planning Authority has sought to determine the application in a positive and proactive manner by offering pre-application advice, publishing guidance to assist the applicant, and publishing to the council's website relevant information received during the consideration of the application thus enabling the applicant to be kept informed as to how the case was proceeding.