Agenda item - Planning Application DC/19/0386/VAR - Mildenhall Hub, Sheldrick Way, Mildenhall (Report No: DEV/WS/19/031)

Agenda item

Planning Application DC/19/0386/VAR - Mildenhall Hub, Sheldrick Way, Mildenhall (Report No: DEV/WS/19/031)

Report No: DEV/WS/19/031

 

Planning Application - (i) Variation of Condition 2 (approved plans) of DC/18/1489/VAR incorporating amendments to the SuDS, changes to external materials, minor internal layout changes, minor changes to vehicular and pedestrian routes within the site and associated landscaping revisions (ii) Variations of Conditions 5, 11, 32 and 34 to vary the time scale for submission of required details and (iii) Discharge Condition 12 (Deliveries Management Plan),  Condition 19 (Surface Water Disposal), Condition 21 (Surface Water Drainage Scheme), Condition 22 (Surface Water Drainage Components), Condition 29 (Materials), Condition 30 (glazing details) and Condition 38 (Sustainability & Energy Strategy)

Minutes:

(Councillor Terry Clements declared a non-pecuniary interest in this item in light of him being a Trustee of Abbeycroft Leisure (one of the partner organisations for the Mildenhall Hub). He would remain in the meeting and would take part in the discussion and voting thereon.)

 

Planning Application - (i) Variation of Condition 2 (approved plans) of DC/18/1489/VAR incorporating amendments to the SuDS, changes to external materials, minor internal layout changes, minor changes to vehicular and pedestrian routes within the site and associated landscaping revisions (ii) Variations of Conditions 5, 11, 32 and 34 to vary the time scale for submission of required details and (iii) Discharge Condition 12 (Deliveries Management Plan),  Condition 19 (Surface Water Disposal), Condition 21 (Surface Water Drainage Scheme), Condition 22 (Surface Water Drainage Components), Condition 29 (Materials), Condition 30 (glazing details) and Condition 38 (Sustainability & Energy Strategy)

 

This application was referred to the Development Control Committee as the development relates to a major strategic development site and the applicant was the Council.

 

The Principal Planning Officer advised the Committee that planning permission for the Mildenhall Hub was issued on 24 November 2017 following determination of the application by Forest Heath District Council’s Development Control Committee earlier that same month.  The principal of development of the Mildenhall Hub had therefore been established.

 

Members were further informed that an application to vary condition 3 of DC/17/1106/FUL to amend the timing for the certification of the diverted public right of way was further approved by the Forest Heath District Council Development Control Committee in September 2018 and a decision notice under the reference DC/18/1489/VAR was issued on 6 September 2018.

 

The application before the Committee sought to vary conditions 2, 5, 11, 32 and 34 of DC/18/1489/VAR and to discharge conditions 12, 19, 21, 22, 29, 30 and 38.

 

Officers were recommending that the application be approved subject to conditions as set out in Paragraph 70 of Report No DEV/WS/19/031.

 

The Principal Planning Officer drew attention to the supplementary ‘late paper’ that was issued following agenda publication and which set out a proposed amendment to condition No 26 (in respect of materials) and also clarified the position in respect of the site in light of West Suffolk Council having adopted the Forest Heath District Council Core Strategy Single Issue Review of Policy CS7 and Site Allocations Local Plan on 19 September 2019.

 

As part of her presentation to the Committee further amendments were proposed to condition Nos 27 and 35 (formerly 38).

 

Speaker:      Laura Morris-De’ath (agent) spoke in support of the application

 

Councillor Ian Houlder spoke in support of the Mildenhall Hub scheme as a whole and proposed that the application be approved, as per the Officer recommendation and inclusive of the amendments to the conditions as highlighted.  This was duly seconded by Councillor Terry Clements.

 

Upon being put to the vote and with the vote being unanimous, it was resolved that

 

Decision

 

Planning permission be GRANTED subject to the following conditions:

 

  1      The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.   

 2       PROW

          The temporary diversion of Mildenhall Footpath No. 24 and No. 25 shall be carried out in accordance with the Temporary Closure Map and Temporary Traffic Regulation Notice and Orders dated 29 August 2018 and 1 February 2019 and any subsequent approved extension to the temporary diversion.  Prior to first use of the development permitted the Town and Country Planning Act Diversion Order shall be confirmed and certified.

 3       Existing Swimming Pool - continued provision

          The existing swimming pool and sports hall serving the local community shall remain operational until the new facilities are completed and ready for use.    

 4       Access details

          Within one month of approval being granted details of the proposed access (including the position of any gates to be erected and visibility splays provided) shall be submitted to the Local Planning Authority for written approval. The approved access shall be laid out and constructed in its entirety prior to the first use of any part of the development hereby approved. Thereafter the access shall be retained in its approved form.

 5       Access Visibility - prior to first use

          Before the access is first used visibility splays shall be provided in accordance with details previously approved in writing by the Local Planning Authority and thereafter shall be retained in the approved form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.

 6       Sustainable Transport Route(s) - prior to first use

          A sustainable transport route or routes, to include links from the High Street via Church Walk and/or other suitable links to site, and improvements to facilitate pedestrian movement across Wamil Way, shall be completed in full accordance with details previously submitted to the local planning authority and agreed in writing, prior to the first use of any part of the development hereby approved, or in accordance with a timetable previously agreed with the local planning authority

 7       Off site Public Rights of Way work - prior to first use

          The following public rights of way improvement works shall be completed in accordance with details submitted to the local planning authority and agreed in writing, prior to the first use of the development hereby approved or in accordance with a timetable agreed with the local planning authority:

          Surfacing of 230m length x minimum 1.5m width of Mildenhall Public Footpath 35, south of the development site, linking to Public Footpath 30, Mill Street and PROW network;

          Surfacing of 37m length x minimum 1.5m width of Mildenhall Public Footpath 30 south of the development site, linking to Footpath 35, Mill Street and the PROW network; and,

          Resurfacing of 305m length x minimum 1.5 metre width of Mildenhall Public Footpath 30, part of the main pedestrian route from Barton Mills to Mill Street, linking to the development Site.

 8       Off-site highways mitigation - prior to first use

          Queensway and New Street mitigation works identified in the Transport Addendum shall be completed prior to the first use of any part of the development hereby approved or in accordance with a timetable previously agreed with the local planning authority in full accordance with details to be submitted to the local planning authority and agreed in writing.

9        Cycle strategy - prior to first use

          Prior to the first use of any part of the development hereby approved, a sitewide Cycle Strategy must be submitted and approved in writing by the Local Planning Authority. The Cycle Strategy must annually monitor the usage of the cycle storage facilities provided on the site and provide additional cycle storage if the initial cycle storage capacity has been reached.

10      Prevention of surface water to highway

          Within one month of approval details shall be submitted to the Local Planning Authority for written approval, showing the means to prevent the discharge of surface water from the development onto the highway. The approved scheme shall be carried out in its entirety before the access is first used and shall be retained thereafter in its approved form.

11      Deliveries Management Plan

          All HGV traffic movements to and from the site over the duration of the construction period shall be subject to the Construction Management Plan dated 14.01.2019 and revised on 17.09.2019.  No HGV movements shall be permitted to and from the site other than in accordance with the routes defined in the Plan. The site operator shall maintain a register of complaints and record of actions taken to deal with such complaints at the site office as specified in the Plan throughout the period of occupation of the site.

12      Parking, manoeuvring- prior to first use

          Prior to the first use of any part of the development hereby approved, the areas providing for the parking, loading/unloading and manoeuvring of vehicles shall be fully implemented in accordance with details previously submitted to the local planning authority and agreed in writing. The approved scheme retained thereafter and used for no other purpose.

13      Cycle storage - prior to first use

          Prior to the first use of the development hereby approved, areas for secure covered cycle storage for both students, employees and visitors and changing facilities including storage lockers and showers shall be fully implemented in accordance with details previously submitted to the Local Planning Authority and approved in writing. The employee cycle storage shall be in a lockable facility away from public access to maximise the uptake in cycling among staff. The approved scheme shall be retained thereafter and used for no other purpose.

14      Travel Plan - prior to first use

          Prior to the first use of any part of the development hereby approved, travel arrangements to and from the site for employees and customers in the form of a Travel Plan, including monitoring provisions shall be implemented in full accordance with details submitted to and approved in writing by the Local Planning Authority. The measures outlined in the plan shall be adhered to in

          perpetuity.

15      Travel Information Pack - within one month of first use

          Within one month of first use, each employee/shall be provided with Travel Information Pack that contains the sustainable transport information and measures that was identified in the Travel Plan. Not less than 3 months prior to the occupation, a completed Travel Information Pack shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and shall include up-to-date walking, cycling and bus maps, relevant bus and rail timetable information, car sharing information, and sustainable transport discounts. The Travel Information Pack shall be maintained and operated thereafter.

16      Pedestrian and cycle signage - prior to first use

          Prior to the first use of any part of the development, pedestrian and cycle signage shall be installed in accordance with a strategy previously submitted to the local planning authority and agreed in writing.

17      Surface water disposal

          The Development shall be carried out strictly in accordance with the drainage strategy set out in the ‘Drainage Statement’ [ref: 668892-MLM-ZZ-XX-RP-C-0001 by MLM and dated 05/03/2019

18      Unexpected Contamination - during development

          If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

19      Surface Water Drainage Scheme

          The development shall be carried out strictly in accordance with the surface water drainage scheme detailed on the approved plans and documents.

20      Archaeology

          The Written Scheme of Investigation for Archaeological Watching Brief Works dated February 2019 and the Management Plan for Preservation of Below Ground Archaeological Remains dated April 2019 shall be implemented in full during the course of the development and in accordance with the approved details. 

No building shall be occupied or otherwise used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation referred to above; and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

21      Protection of playing fields - during construction

          The development shall be carried out strictly in accordance with the Site Logistics Plan contained in the Traffic Management Plan.   

22      3G Pitch Construction - pre development of 3G pitch

          No development shall commence on the construction of the 3G pitch until full details of the design and layout of the pitch have been submitted to and approved in writing by the Local Planning Authority [after consultation with Sport England]. The pitch shall be constructed in accordance with the approved details.

23      Air Quality Condition - prior to first use

          Prior to the first operational use of the site, at minimum of 5 car parking spaces (1 of which will be a disabled accessible space) shall be equipped with working electric vehicle charge points each with single phase wiring capacity of carrying a minimum continuous load of 32 amp, which shall be provided for staff and/or visitor use. The Electric Vehicle Charge Points shall be retained thereafter.

24      Air Quality Condition - prior to first use

          Prior to first operational use of the site, single phase wiring with a minimum continuous load capacity of 32 amp shall be installed to support the future installation of electric vehicle charge points capable of serving an additional 17 car parking spaces. A timetable for the installation of these additional charge points shall be provided, and agreed in writing by the local planning authority, prior to first occupation.

25      Fire Hydrants - prior to occupation

          No part of the development shall be occupied or brought into use until any necessary fire hydrants have been provided in accordance with a scheme for the provision of fire hydrants which has been submitted to and approved in writing by the Local Planning Authority. Thereafter the hydrants shall be retained in their approved form unless the prior written consent of the Local Planning Authority is obtained for any variation.

26      Materials

          With the exception of the facing brickwork the materials to be used on the exterior surfaces of the development shall be as detailed on Drawing No. 118307-CDP-DR-XX-XX-A-5003-C5 unless otherwise agreed in writing by the local planning authority.   

27      Materials – facing brickwork

The facing brickwork to be used on the exterior of the building shall be Buff Brickwork - LB1033H with Mortar Mix 'Historic KL'.

28      Bat roost Inspection

          A preliminary bat roost inspection of trees on site was carried out on 12th April 2016, which is valid for two years. No trees shall be removed from the site after 12th April 2018 without the written agreement of the local planning authority following the submission of a further bat roost inspection report.

29      Soft Landscaping

          Within one month of approval a scheme of soft landscaping for the site drawn to a scale of not less than 1:200 shall be submitted to the Local Planning Authority for written approval.  The soft landscaping details shall include:

          - Details of the modelling of key sight lines and how this has informed the detailed design of planting to screen and frame views;

          - Detailed planting plans and specifications with reference to screening and enhancing landscape character;

          - Provision of woody vegetation for nesting birds;

          - Provision of an area of new grassland and native scrub / woodland habitat associated with drainage basins in the south of the site;

          - Details of the planting within and around the suds basins;

          - Written specifications (including cultivation and other operations associated with plant and grass establishment);

          - Schedules of plants noting species, plant sizes and proposed numbers/ densities;

          - Updated tree protection and method statements; and

          - A timetable for planting to ensure new landscape structure planting is as early as possible.

          The approved scheme of soft landscaping works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.

30      Landscape Management Plan - submission with soft landscaping

          A landscape and ecology management plan (LEMP), shall be submitted to the Local Planning Authority and approved in writing prior to the first occupation of any part of the development hereby approved.

          The plan shall include:

          - Description and evaluation of the features to be managed;

          - Ecological trends and constraints on the site that might influence management;

          - Aims and objectives of management;

          - Appropriate management options for achieving aims and objectives.

          - Prescriptions for management options;

          - Preparation of a work schedule (including annual work plan capable of being rolled forward over a five year period);

          - Details of the body or organisation responsible for the implementation of the plan;

          - Ongoing monitoring and remedial measures;

          - Long term design objectives;

          - Specific management requirements for the area of scarce plants found on the site;

          The plan shall also set out (where the results from monitoring show that the conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan shall be implemented carried out in accordance with the approved details for the lifetime of the development.

31      Hard Landscaping

          Notwithstanding the details on the submitted plans, within one month of approval full details of a hard landscaping scheme for the site shall be submitted to the Local Planning Authority for written approval. These details shall include proposed finished levels, gradients and contours showing any earthworks and mounding; surfacing materials; means of enclosure; car parking layouts including safe pedestrian routes; other vehicle and pedestrian access and circulations areas; minor artefacts and structures (for example furniture, play equipment, refuse and/or other storage units, signs, lighting and similar features); proposed and existing functional services above and below ground (for example drainage, power, communications cables and pipelines, indicating lines, manholes, supports and other technical features). The scheme shall be completed prior to the occupation of any part of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority).

32      Ecological Mitigation and Enhancement- prior to first occupation

          All ecological measures and/or works shall be carried out in accordance with the details contained in the Ecology Report submitted with the application and agreed in principle with the local planning authority. The enhancement measures identified in the Ecology Report, and set out below shall be completed prior to the first occupation of the Hub hereby approved or in accordance with a timetable previously agreed in writing with the local planning authority:

          - Provision of a substantial area of new grassland and native scrub / woodland habitat associated with drainage basins in the south of the site as detailed in the soft landscaping scheme submitted in respect of condition 29.

          - Provision of additional boundary planting with native trees and shrubs ornamental tree planting in car parks and around the building as detailed in the soft landscaping scheme submitted in respect of condition 29.

           - Construction of drainage basins along the edge of the River Lark to strengthen the site's function in supporting habitat linkage along this corridor as detailed in the soft landscaping scheme submitted in respect of condition 29.

          - Increase in the size of the area containing the scarce plants (as identified in the ecology report) with an agreed management plan for this area (British Standard 42020 D4.5) as detailed in the soft landscaping scheme submitted in respect of condition 29.

          - An increase in woody vegetation for nesting birds as detailed in the soft landscaping scheme submitted in respect of condition 29.

          - Precautionary clearance of vegetation

          - Proposed lighting to be screened from the River Lark Corridor by planting

33      Sky Lark mitigation

          The Skylark Mitigation Strategy received on 27 March 2019 shall be implemented in full during the course of development.  The habitat creation and monitoring strategy will be implemented in accordance with the approved details, in line with the agreed timetable. The habitat shall continue to be managed in accordance with the agreed details in perpetuity.

34      Bird Management Plan - prior to first occupation

          Prior to the first occupation of any part of the development hereby approved a detailed bird management plan for the site shall be submitted to the local planning authority and agreed in writing. The plan shall include:

          - Details of mitigation measures following extreme rainfall events to discourage birds from any standing water within the drainage basins;

          - Details of mitigation measures to discourage nesting birds from the roof of the hub building including details of access to all areas of the roof for this purpose;

          - Details of the management of the open spaces to discourage birds to include the use of including signage and lidded bins, where appropriate; and

          - Details of responsible persons and lines of communication;

          The agreed plan shall be adhered to for the lifetime of the development.

35      Sustainability and Energy Strategy

         

          Within one month of approval a detailed sustainability and energy strategy, setting out the sustainability measures and renewable/low carbon energy technologies to be used within the Hub shall be submitted to the Local Planning Authority for written approval.

          The strategy shall include, but not be limited to:

          - Combined heat and power;

          - Energy management systems;

          - Ground source heat pump;

          - Low G value glazing

The agreed details shall be fully implemented and operational prior to first occupation of the development, or in accordance with a timetable agreed with the Local Planning Authority

36      Sprinkler Tanks

In the event that sprinkler tanks are required to be installed on site, details of the tanks including the precise location, size, external appearance and boundary treatments shall be submitted to and approved in writing by the Local Planning Authority prior to their installation. The sprinkler tanks shall be installed in accordance with the approved details.

37      Flue details

Within one month of approval details of the flues shown on Drawing No.  118307-CDP-DR-XX-XX-A-5003-C5 shall be submitted to the Local Planning Authority for written approval.  The details shall include the precise location and specification of the flues, including their finished colour.

38      Rainscreen cladding to Leisure Centre

Within one month of approval detailed drawings of the rainscreen cladding proposed on the leisure centre wing shall be submitted to the Local Planning Authority for written approval.  The details shall include the panel sizes and colour together with the method of fixing and glazing details within the relevant areas.

 

(Councillor Roger Dicker left the meeting at 1.15pm prior to the vote on this item.)

Supporting documents:

 

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