Agenda item

Report No: DEV/WS/23/018

 

Planning Application - a. single storey extension to west elevation; b. single storey extension to south east elevation;. c. install external entrance step and internal alterations d. construction of detached eight bedroom accommodation wing with parking and landscaping alterations (following demolition of Copperfords, 11 Bridge Street) e. alterations to Ashton Gate including replacement conservatory and insertion of windows

Planning Application - a. single storey extension to west elevation; b. single storey extension to south east elevation;. c. install external entrance step and internal alterations d. construction of detached eight bedroom accommodation wing with parking and landscaping alterations (following demolition of Copperfords, 11 Bridge Street) e. alterations to Ashton Gate including replacement conservatory and insertion of windows

 

This application was referred to the Development Control Committee following consideration by the Delegation Panel on 18 July 2023, at the request of the Ward Councillor for Kentford and Moulton (Councillor Roger Dicker), where it was recommended that the application should be presented to the Committee. 

 

A Member site visit was held prior to the meeting and as part of her presentation to the meeting the Planning Officer also showed videos of the site.

 

Attention was drawn to the supplementary ‘late papers’ which were issued after publication of the agenda and which set out the comments received from Moulton Parish Council who did not object to the application as a whole but raised some specific concerns and queries.

 

As part of the presentation Members were shown the tree adjacent to the site which had been served with a TPO following receipt of the application.

 

Officers were recommending that the application be approved, subject to conditions as set out in Paragraph 68 of Report No DEV/WS/23/018 and inclusive of a further suggested condition in respect of boundary treatment, as referenced in the presentation to the Committee.

 

Speakers:    Sue Allot, Shane Horan, John & Christine Leighton, Helen Slater, Jill Lamb and Justin & Kim Neill (neighbouring objectors) spoke against the application

                   (None of the neighbouring objectors were present at the meeting in order to address the Committee, instead the Democratic Services Officer read out a pre-prepared joint statement on their behalf)

                   Henry Fairbanks (applicant) spoke in support of the application

 

A number of the Committee remarked on the need to support the hospitality industry in the current climate and recognised their need for diversification.

 

In response to a question as to whether the applicants had purchased the Copperfords property with the aim of expanding the Inn, the Service Manager (Planning – Development) explained that the answer to the question was not known, but in any event this was not a Material Planning Consideration.

 

Councillor Donna Higgins asked if it would be possible to include opaque glazing in order to reduce the impact on the neighbour’s amenity, however, Officers were content that the Oak lourve panels to be placed on relevant elevations with windows would minimise overlooking sufficiently without the need for opaque glazing.

 

Questions were raised in relation to access and the Planning Officer explained that the main entrance was via the existing single-storey element of the complex, adjacent to the car park accessed off Bridge Street.

 

Following comments made on the differing levels between the existing car park and the proposed additional parking area, the Planning Officer confirmed that ground works would be undertaken to address this.

 

Due to the proximity of residential properties, Councillor Jon London asked if it would be possible to require a Construction Management Plan and Officers confirmed this could be included as an additional condition if Members were so minded.

 

Councillor Andy Drummond spoke in support of the application in his capacity as Suffolk County Councillor for Moulton. He proposed that the application be approved as per the Officer recommendation and inclusive of the additional conditions in respect of boundary treatment and a Construction Management Plan. This was duly seconded by Councillor Mike Chester.

 

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. Time limit

The development hereby permitted shall be commenced no later than 3 years from the date of this permission.

2. Compliance with plans

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

3. EV charging

Prior to first operational use of the site, at least 20% of 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. Construction hours

Demolition or construction works shall not take place outside 8am hours to 6pm hours Mondays to Fridays and 8am hours to 1pm hours on Saturdays and at no time on Sundays, public holidays or bank holidays.

5. External lighting

Any external artificial lighting at the development hereby approved shall not exceed lux levels of vertical illumination at neighbouring premises that are recommended by the Institution of Lighting Professionals Guidance Note 9/19 ‘Domestic exterior lighting: getting it right!’. Lighting should be minimised and glare and sky glow should be prevented by correctly using, locating, aiming and shielding luminaires, in accordance with the Guidance Note. 

6. Extraction equipment

The commercial kitchen extraction and odour control system associated with the development hereby approved shall comply with the EMAQ+ document ‘Control of Odour and Noise from Commercial Kitchen Exhaust Systems’ in respect of its installation, operation, and maintenance of the odour abatement equipment and extract system, including the height of the extract duct and vertical discharge outlet. Approved details shall be implemented prior to the use of the development and thereafter be permanently retained.

7. Noise – extraction system

The rating level of noise emitted from the kitchen extraction system hereby approved shall be lower than the existing background noise level by at least 5dB in order to prevent any adverse impact. The measurements / assessment shall be made according to BS 4142:2014+A1:2019 ‘Methods for rating and assessing industrial and commercial sound’ at the nearest and / or most affected noise sensitive premise(s), with the extraction system operating at maximum capacity and be inclusive of any penalties for tonality, intermittency, impulsivity or other distinctive acoustic characteristics.

8. Protection of trees

During construction of the development hereby permitted, any trees within or near to the site shall be protected in accordance with the requirements of BS 5837 (2012) 'Trees in Relation to Design, Demolition and Construction'. The protection measures shall be implemented prior to any below ground works and shall be retained for the entire period of the duration of any work at the site, in connection with the development hereby permitted.

9. Compliance with ecology survey

All ecological measures and/or works shall be carried out in accordance with the details contained in survey as created by Glaven Ecology, dated November 2022 reference 107-2200-GE-CG  as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination.

10.   Ecological enhancements

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.

11.   Lighting – bats

Prior to occupation, a "lighting design strategy for biodiversity" shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a. Identify those areas/features on site that are particularly sensitive for bats and that are likely to be disturbed by lighting;

b. Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) to demonstrate that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. No other external lighting be installed without prior consent from the Local Planning Authority.

12.  Soft landscaping

No development above ground level shall take place until a scheme of soft landscaping for the site drawn to a scale of not less than 1:200, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include accurate indications of the position, species, girth, canopy spread and height of all existing trees and hedgerows on and adjacent to the site and details of any to be retained, together with measures for their protection during the course of development. Any retained trees removed, dying or becoming seriously damaged or diseased within five years of commencement 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.  The works shall be completed in accordance with the approved plans and in accordance with a timetable to be agreed with the Local Planning Authority.

13.   Restriction on access gate

The access gate shown on drawing no. 11 REV D from Tweed Close shall be restricted to the use of only delivery and bin lorries and not used as vehicular access by the general public unless otherwise agreed in writing by the Local Planning Authority.

14. Alterations to Ashton Gate

The alterations to Ashton Gate, including rebuilding the conservatory with full height glazing and vaulted ceiling, fully glazed window to the side of the reception room and relocation of boundary line, as shown on drawing nos. 32 and 17 REV A, shall be completed prior to the first use of the accommodation block. 

15. Surface Water Discharge

Before the development is occupied, details shall be submitted to and approved in writing by the Local Planning Authority showing the means to prevent the discharge of surface water from the development onto the highway including any system to dispose of the water. 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.

16. Gates

Gates or any other means of obstruction to the access shall be set back a minimum distance of 5 metres from the public highway and shall not open towards the highway.

17. Parking

The use shall not commence until the area(s) within the site shown in Drawing No. PH-11 Rev. D for the purposes of manoeuvring and parking of vehicles, including electric vehicle charging infrastructure, has been provided, and thereafter that area(s) shall be retained and used for no other purposes.

18. Cycle storage

The use shall not commence until the area(s) within the site shown in Drawing No. PH-11 Rev. D for the purposes of secure cycle storage has been provided, and thereafter the area(s) shall be retained, maintained, and used for no other purposes.

19. Bin storage/presentation

Before the development is occupied, details of the areas to be provided for the storage and presentation for collection/emptying of refuse and recycling bins 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 for no other purpose.

20. Demolition and construction strategy

A Demolition and Construction Management Strategy shall be submitted to and approved in writing by the Local Planning Authority prior to work commencing on site. The strategy shall include access and parking arrangements for contractors vehicles and delivery vehicles (locations and times) and a methodology for avoiding soil from the site tracking onto the highway together with a strategy for remedy of this should it occur. The development shall only take place in accordance with the approved strategy.

21. Photographic record – highways

No part of the development shall be commenced until a photographic condition survey of the highway fronting and near to the site has been submitted to and approved in writing by the Local Planning Authority.

22.                Boundary treatments

No development above ground level shall take place until details of the treatment of the boundaries of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall specify the siting, design, height and materials of the screen walls/fences to be constructed or erected and/or the species, spacing and height of hedging to be retained and / or planted together with a programme of implementation. Any planting removed, dying, being severely damaged or becoming seriously diseased within five years of planting shall be replaced by soft landscaping of similar size and species to those originally required to be planted. The works shall be completed prior to first use/occupation in accordance with the approved details.

23.                Construction method statement

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:

a. Loading and unloading of plant and materials 

b. 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

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

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

e. A scheme for recycling/disposing of waste resulting from demolition and construction works

f. Hours of construction operations including times for deliveries and the removal of excavated materials and waste

g. Noise method statements and noise levels for each construction activity including piling and excavation operations

h. 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.

 

(On conclusion of this agenda item the Chair permitted a short comfort break.)