Agenda item

Report No: DEV/WS/19/038

Planning Application - (i) Demolition and rebuilding of Palace Street annexe building including creation of additional guest bedrooms (ii) Refurbishment to High Street building (iii) Detached garage adjacent Nell Gwynne House; and

Application for Listed Building Consent - (i) Demolition and rebuilding of Palace Street annexe building including creation of additional guest bedrooms (ii) Refurbishment to High Street building

Planning Application - (i) Demolition and rebuilding of Palace Street annexe building including creation of additional guest bedrooms (ii) Refurbishment to High Street building (iii) Detached garage adjacent Nell Gwynne House; and

Application for Listed Building Consent - (i) Demolition and rebuilding of Palace Street annexe building including creation of additional guest bedrooms (ii) Refurbishment to High Street building

These applications were referred to the Development Control Committee as Suffolk County Council Highways Authority objected to the scheme which was contrary to the Officer recommendations of approval, subject to conditions as set out in the supplementary ‘late papers’ circulated following publication of the agenda.

A Member site visit was held prior to the meeting.

Speaker:      Noel Byrne (applicant) spoke in support of the application

Councillor Andy Drummond advised the meeting that he had taken part in Newmarket Town Council’s consideration of the applications when they resolved to support the scheme.  However, Councillor Drummond stressed that he would keep an open mind and listen to the debate prior to voting on the item.

Considerable discussion took place in relation to the loss of the flying link/pedestrian bridge which currently connected the two buildings over Palace Street.  Some Members raised safety concerns at pedestrians now having to cross the highway.

The Principal Planning Officer explained that there was to be refuge area by the door that opened onto Palace Street from the main building and the crossing would be denoted by a different surface, with an additional condition required for details of the materials to be submitted.

In response to comments made in connection with the loss of some spaces at the Council owned Rous Road Car Park, the Service Manager (Planning – Development) explained that this arrangement between the applicant and the Council as landowner was not a material planning consideration.

The Chair invited the Principal Conservation Officer to address the meeting in respect of her consultation response to the application.  In answer to a question that was raised with regard to the windows of the main building (which did not form part of the application before Members) the Officer outlined the many various ways in which heat loss could be reduced without the need for replacement glazing.

Councillor Drummond made reference to the ‘soft crossing’ that already existed nearby at the Clock Tower Roundabout, which he stated worked well.  He moved that the applications be approved as per the Officer recommendations and this was duly seconded by Councillor Peter Stevens.

Upon putting the Listed Building Consent to the vote and with 15 voting for and 1 against, it was resolved that

Decision

Listed Building Consent be GRANTED subject to the following conditions:

1        The works to which this consent relates must be begun not later than 3 years from the date of this notice.

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

 3       No development above ground level shall take place until details in respect of the following have been submitted to and approved in writing by the Local Planning Authority. 

          - schedule of works to existing structure to include a detailed specification of repairs

          The works shall be carried out in full accordance with the approved details unless otherwise subsequently approved in writing by the Local Planning Authority.

          Reason: To protect the special character, architectural interest and integrity of the building, in accordance with policy DM15 and DM16 of the West Suffolk Joint Development Management Policies Document 2015, Chapter 15 of the National Planning Policy Framework  and Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and all relevant Core Strategy Policies.

 4       No works involving new/replacement windows shall take place until elevation(s) to a scale of not less than 1:10 and horizontal and vertical cross-section drawings to a scale of 1:2 fully detailing the new/ replacement windows to be used (including details of glazing bars, sills, heads and methods of opening and glazing) have been submitted to and approved in writing by the Local Planning Authority. Unless otherwise approved in writing by the Local Planning Authority all glazing shall be face puttied. The works shall be carried out in complete accordance with the approved details.

 5       No works involving new/replacement doors shall take place until elevation(s) to a scale of not less than 1:10 and horizontal and vertical cross-section drawings to a scale of 1:2 fully detailing the new/ replacement internal/external doors and surrounds to be used (including details of panels and glazing where relevant) have been submitted to and approved in writing by the Local Planning Authority. Unless otherwise approved in writing by the Local Planning Authority all glazing shall be face puttied. The works shall be carried out in complete accordance with the approved details.

 6       No development above ground level shall take place until details in respect of the following have been submitted to and approved in writing by the Local Planning Authority. 

          - Samples of external materials and surface finishes

          The works shall be carried out in full accordance with the approved details unless otherwise subsequently approved in writing by the Local Planning Authority.

 7       No development above ground level shall take place until details in respect of the following have been submitted to and approved in writing by the Local Planning Authority. 

          - Following the removal of the later finishes, final details of the proposed works to chimney breast and stack 1 shall be submitted to and approved in writing with the Local Planning Authority.

          The works shall be carried out in full accordance with the approved details unless otherwise subsequently approved in writing by the Local Planning Authority.

 8       No development above ground level shall take place until details in respect of the following have been submitted to and approved in writing by the Local Planning Authority. 

          - Details of ornamental mouldings

          The works shall be carried out in full accordance with the approved details unless otherwise subsequently approved in writing by the Local Planning Authority.

Upon putting the Planning Application to the vote and with 14 voting for and 2 against, it was resolved that

Decision

Planning Permission be GRANTED subject to the following conditions:

1          The development hereby permitted shall be begun not later than 3 years from the date of this permission.

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

 3       Prior to first operational use of the annexe building, at least 25% of on site car parking spaces shall be equipped with working electric vehicle charge points, which shall be provided for staff and/or visitor use at locations reasonably accessible from car parking spaces. The Electric Vehicle Charge Points shall be retained thereafter and maintained in an operational condition.

 4       Before the development hereby permitted is commenced details of the travel arrangements to and from the site for employees and customers in the form of a Travel Plan, including monitoring provisions shall be submitted to and approved in writing by the Local Planning Authority and such approved arrangements shall be implemented before the development is first brought into use and thereafter adhered to.

 5       All HGV and Construction traffic movements to and from the site over the duration of the construction period shall be subject to a Construction and Deliveries Management Plan which shall be submitted to the planning authority for approval a minimum of 28 days before any deliveries of materials commence. No HGV movements shall be permitted to and from the site other than in accordance with the routes defined in the Plan. The Plan shall include, but not be limited to:

          - Routes for deliveries and other construction traffic.

- Means to ensure that no water, mud or debris will egress onto the highway.

- Means to ensure sufficient space is provided for the parking and manoeuvring of construction workers and delivery     vehicles.

- Means to ensure sufficient space is provided on-site for the storage of materials and equipment.

6        The use of Nell Gwynnes Cottage shall not commence until the area(s) within the site shown on drawing 180101-3DR-SE-DR-D210 rev P4, for the purposes of manoeuvring and parking of vehicles has been provided and thereafter that area(s) shall be retained and used for no other purposes.

 7       Before the development is commenced details of the areas to be provided for the loading, unloading manoeuvring and parking of vehicles including means to ensure a permanent access shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.

 8       Before the development is commenced details of the areas to be provided for the secure covered and lit cycle storage for staff and visitors shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.

 9       All development works, including site demolition, enabling works in respect of the site entrance, preparation and construction works, including deliveries and the removal of waste and other material, shall be carried out between the hours of 0800 - 1800 hrs on Mondays - Fridays, and between the hours of 0800 - 1300 hrs on Saturday, and at no time on Sundays and Bank Holidays.

10      No development shall take place within the area indicated [the whole site] until the implementation of a programme of archaeological work has been secured, in accordance with a Written Scheme of Investigation which has been submitted to and approved in writing by the Local Planning Authority.

          The scheme of investigation shall include an assessment of significance and research questions; and:

          a. The programme and methodology of site investigation and recording

          b. The programme for post investigation assessment

          c. Provision to be made for analysis of the site investigation and recording

d. Provision to be made for publication and dissemination of the analysis and records of the  site investigation

e. Provision to be made for archive deposition of the analysis and records of the site investigation

f. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation. g. The site investigation shall be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

11      The annexe building shall not be occupied until the site investigation and post investigation assessment has been completed, submitted to and approved in writing by the Local Planning Authority, in accordance with the programme set out in the Written Scheme of Investigation approved under Condition 1 and the provision made for analysis, publication and dissemination of results and archive deposition.

12      Prior to occupation details of biodiversity enhancement measures to be installed at the site, including details of the timescale for installation, shall be submitted to and approved in writing by the Local Planning Authority. Any such measures as may be agreed shall be installed in accordance with the agreed timescales and thereafter retained as so installed. There shall be no occupation unless and until details of the biodiversity enhancement measures to be installed have been agreed in writing by the Local Planning Authority.

13      Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 as amended (or any Order revoking and re-enacting that Order) and the Town and Country Planning (General Permitted Development) Order 2015, as amended, the annexe building; shall be used only as a hotel (C1 use);  and for no other purpose.

14      No development above ground level shall take place until, an energy and sustainability statement for the development shall be submitted to and approved in writing by the Local Planning Authority. The statement shall outline how the development has adhered to broad principles of sustainable design and construction and how energy efficiency will be optimised through the use of design, layout, orientation, materials, insulation and construction techniques.  The development shall be carried out in accordance with the approved strategy.

15      Prior to commencement of development details of the off-site highway works (pedestrian crossing between the main building and the annexe building on Palace Street and any other works associated with it) shall be submitted to and approved in writing by the Local Planning Authority.  The approved works shall be laid out and constructed in its entirety prior to the first use of the crossing.  Thereafter the crossing shall be retained in its approved form.