Agenda item

Planning Application DC/19/1623/FUL - 17-18 Cornhill, Bury St Edmunds (Report No: DEV/WS/19/041)

Report No: DEV/WS/19/041

 

Planning Application - (i) Redevelopment of old Post Office site with retention of historic facade (ii) 12 no. flats (iii) 2 no. commercial units at ground floor and (iv) enlargement and repaving of public realm/footpath

Minutes:

Planning Application - (i) Redevelopment of old Post Office site with retention of historic facade (ii) 12 no. flats (iii) 2 no. commercial units at ground floor and (iv) enlargement and repaving of public realm/footpath

 

This application was referred to the Development Control Committee as West Suffolk Council is the applicant.

 

The Senior Planning Officer advised that the former Post Office site was an important town centre site on a critical link between the old market square on Cornhill and the new development along St Andrews Street South.

 

The site was purchased by West Suffolk Council in order to improve and enhance the public realm along this critical link and to the conserve the heritage of the Post Office.

 

The proposal was subject to a design competition, had been developed through a process of public and stakeholder consultation and was subject to a pre-application enquiry with Planning Officers.

 

The Town Council supported the proposal which was recommended for approval by Officers, subject to the completion of a legal agreement and conditions as set out in Paragraph 110 of Report No DEV/WS/19/041.

 

For the sake of transparency, Councillors Andy Drummond and Carol Bull advised the meeting that they had been part of the decision making process when Cabinet considered the acquisition of the property.

 

In response to which, the Service Manager (Planning – Development) advised the Committee that a Council owned planning application was subject to the same process as all other applications made to the Planning Authority.

 

A number of Members spoke in support of the application and welcomed the provision of a commuted sum for 30% affordable housing, which the Service Manager provided further explanation on.

 

Councillor David Palmer raised a query with regard to the lack of electric vehicle charging points.  The Planning Officer explained that irrespective of the site being Council owned any conditions to be attached to a planning approval had to meet the six tests under the NPPF.  Given that the units would not have allocated parking where the charging points would be directly related to the proposal, Officers did not consider that charging points could be justified via the scheme proposed.

 

Councillor Andy Drummond moved that the application be approved, as per the Officer recommendation, and this was duly seconded by Councillor Peter Stevens.

 

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

 

Decision

 

Planning permission be GRANTED subject to:

 

A.   The completion of a legal agreement to secure financial contributions towards enhanced education and library provision and the provision of a commuted sum for 30% affordable housing.

          Heads of Terms:

·         Primary school contribution £33,192

·         Pre-School Provision £16,596

·         Libraries £192

·         Affordable Housing £454,000

 

B.   And 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. No development shall take place on 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.    Timetable for the site investigation to be completed prior to development, or in such other phased arrangement, as agreed and approved in writing by the Local Planning Authority.

  1. 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 approved under Condition 3 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.
  2. 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 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.

  1. Not withstanding the submitted details of the existing loading bay adjacent to the development on St Andrews Street South details of the bay shall be submitted to and approved in writing by the Local Planning Authority before first occupation. The approved loading bay shall be laid out and constructed in its entirety prior to first occupation. Thereafter the bay shall be retained in its approved form.
  2. Notwithstanding the submitted details of drainage and surface materials on adopted highway, no development above ground excluding demolition shall take place until details have been submitted to and approved in writing by the Local Planning Authority showing the means of surface water and surface treatment provision. The approved scheme shall be carried out in its entirety prior to first occupation and shall be retained thereafter in its approved form.
  3. No above ground development excluding demolition shall take place until details of the provision to be made for parking for cycles to meet the current Suffolk Parking Guidance have been 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.
  4. One car parking permit per dwelling hereby approved shall be made available from first occupation in the arc underground car park owned/run by West Suffolk Council and shall be provided thereafter unless agreed otherwise.
  5. No development above ground level excluding demolition shall take place until details in respect of the following have been submitted to and approved in writing by the Local Planning Authority. 

          i)       Samples of external materials and finishes

          ii)       details of the connection between the new building and the historic section of the adjoining building (W H Smith)

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

  1. 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.
  2. No hard-standing areas to be constructed until the works have been carried out in accordance with the surface water strategy by Pick Everard ref. MC/TJH/180128/17-2/R001 - Issue Number 02 (dated August 2019)  unless otherwise agreed in writing by the Local Planning Authority.
  3. Prior to any below ground construction (excluding any works necessary to support existing structures including the basement, neighbouring properties and the retained façade), an investigation in to the presence of any underground features associated with potential mining in the area shall be submitted to, and approved in writing by the Local Planning Authority. Any land instability encountered by the investigation shall be mitigated for within the design of the structure.
  4. Prior to commencement of development, including any works of demolition, a Construction Method Statement shall be 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 provide for:

          i)       The parking of vehicles of site operatives and visitors

          ii)       Loading and unloading of plant and materials

          iii)      Site set-up including arrangements for the storage of plant and materials used in constructing the development and the provision of temporary offices, plant and machinery

iv)      The erection and maintenance of security hoarding including external safety and information signage, interpretation boards, decorative displays and facilities for public viewing, where appropriate

          v)      Wheel washing facilities

          vi)      Measures to control the emission of dust and dirt during construction

vii)     A scheme for recycling/disposing of waste resulting from demolition and construction works

viii)    Hours of construction operations including times for deliveries and the removal of excavated materials and waste

ix)      Noise method statements and noise levels for each construction activity including piling and excavation operations

x)      Access and protection measures around the construction site for pedestrians, cyclists and other road users including arrangements for diversions during the construction period and for the provision of associated directional signage relating thereto.

          xi)      Mechanical road sweepers

  1. Demolition or construction works shall not take place outside 08:00 hours to 18:00 hours Mondays to Fridays and 08:00 hours to 13:00 hours on Saturdays and at no time on Sundays, public holidays or bank holidays unless otherwise previously agreed in writing with the Local Planning Authority.
  2.  The development shall be implemented in accordance with the recommendations of the Acoustic Design Report by aja Adrian james acoustics limited ref. 11899 Report 2 (dated November 2018) to achieve the following Internal noise levels to the residential units:

-  ¡Ü 35dB LAeq,(16hr) daytime (Living rooms, Dining and Bedrooms)

          -  ¡Ü 30dB LAeq,(8hr) night-time (Bedrooms only)

          -  ¡Ü 45dB LAmax(fast) night-time (Bedrooms only) and noise from plant and services including ventilation systems must not exceed the above criteria.

  1. Prior to occupation of the hereby approved commercial units a delivery management plan will be submitted to and approved in writing by the Local Planning Authority. The plan shall include, times of delivery, location and access points, types of vehicles to be used. Deliveries shall be carried out in accordance with the approved plan thereafter.
  2. All ecological measures and/or works shall be carried out in accordance with the details contained in ECOLOGICAL IMPACT ASSESSMENT (June 2018) as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination.
  3. The dwelling(s) hereby approved shall not be occupied until the optional requirement for water consumption (110 litres use per person per day) in part G of the Building Regulations has been complied with and evidence of compliance has been obtained.

Supporting documents: