Agenda item

Public Participation

Mr Sam Hobson (Architect) spoke in support of the application

Mr Steve Godwin (Salisbury BID) spoke in support of the application

Mr Robert Sykes (Local Resident) spoke in support of the application

Cllr’s John Lindley and Matthew Dean spoke in support of the application, on behalf of Salisbury City Council

 

The Senior Planning Officer drew attention to late correspondence, from Highways England, which was circulated at the meeting and introduced the application to demolish the existing extensions to listed building Finch House and remove the existing detached buildings in the vicinity (including Foxley Green previous occupied by the NHS Mental Health Partnership), and construct 71 assisted living extra care units. The scheme would also include associated landscaping, ancillary buildings and uses such as a cafe and communal uses and rooms, including a new convenience store of 422sqm.

 

This proposal included works to alter the existing vehicular access onto the adjacent A36, which would involve works to the existing boundary walling, including stopping up the existing access, creating a new vehicular access, and creating a pedestrian access.

 

At this time, it was intended that this proposal would form Phase 1 of part of a much larger development of the surrounding Old Manor site (a total of 5 Phases), including future works to the adjacent Finch House itself (Phase 2). As currently indicated by the suggested masterplan and phasing, Phase 5 would facilitate the creation of a cycle and pedestrian route with the adjacent Windsor Road.

 

The application was recommended for approval. It was noted that this was a phased development, with phases 1 and 2 for consideration at present. 

 

Members of the Committee then had the opportunity to ask technical questions of the Officers. It was noted that by nature of virtue the tunnel attached to Finch House was also listed, however it did not form part of the planning application.

 

Members of the public then had the opportunity to present their views to the Committee, as detailed above.

 

The Unitary Division Member, Councillor Clewer then spoke on the application, adding that the local community supported the development of this site. With a low stock of accommodation in Wiltshire, a development of this type would free up many family sized homes across the county. Although he would have liked to see some affordable housing on the site, as this was not possible, the solution of an offsite contribution had been agreed.

 

The listed buildings on the site were now in such a state of disrepair that if something was not done soon, then they may well fall down. An extra care housing development for this site was fitting due to the medical centre which was already there.

 

The Committee discussed the application, noting that there had been over 800 letters of support received for this development. Although some mature trees would be removed as part of the development, a vibrant set of buildings would be built in their place. The phased approach to development of the site raised concerns over whether all of the phases would come to fruition.

 

It was desired that the offsite contribution agreed by the developer should be used to support separate extra care housing in Salisbury and not outside the city in greater Wiltshire. It was suggested that a future proposed extra care housing schemes in the City could benefit from these funds.

 

It was noted that if during development works the pavement surfacing could be renewed, from the site on Wilton Road down to Fisherton Street, it would be beneficial.

 

Cllr Clewer moved the Officer’s recommendation to approve the application, seconded by Cllr Westmoreland.

 

Resolved

That subject to a suitable legal agreement being completed, and adjustment to condition 13 of the report to reflect Highways England comments,  the application be APPROVED subject to conditions:

 

SUBJECT TO A SUITABLE S106 LEGAL AGREEMENT WHICH SECURES THE FOLLOWING:

 

I)                Financial contribution towards the off site provision of affordable housing

II)               Financial contribution towards waste and recycling provision on site

III)             Financial contribution towards air quality management in Wilton Road area

IV)            Financial contribution and provision towards public art on the site

V)              Submission of a scheme including timing and phasing, for the future enhancement of both listed buildings (Finch House and Avon House) as part of the wider development of the site.

vi)      Restrict the occupation of the development to assisted living                extra care apartments/residential units as defined in the application details,

vii)    Restrict the operation of the communal facilities on site (excluding the retail shop) so that they are not operated independently from the residential use of the site

 

THEN THE SCHEME BE APPROVED BY THE AREA DEVELOPMENT MANAGER, subject to the following conditions:

 

01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. REASON:  To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004. 02 Before development commences, full large scale details and samples of the materials to be used for the development, including walls, roofing, architectural details, doors and windows, chimneys, boundary treatments, and hardsurfacing shall be submitted to and approved in writing by the Local Planning Authority. The development shall be built out in accordance with the approved details. REASON: To ensure that the scheme preserves and enhances the Conservation Area and the adjacent heritage assets 03 The dwellings hereby approved shall achieve a level of energy performance at or equivalent to Level 4 of the Code for Sustainable Homes.  No dwelling shall be occupied until evidence has been issued and submitted to, and approved in writing by, the local planning authority certifying that this level or equivalent has been achieved. REASON: To ensure that the objectives of sustainable development equal or equivalent to those set out in Policy CP41 of the Wiltshire Core Strategy are achieved. PLANS 04 The development shall be carried out in accordance with the following plans: Existing Location Plan  883-100 Existing Topographical Survey 883-101 Existing Site Sections (Sheet 1) 883-102 Existing Site Sections (Sheet 2) 883-103 Existing Photomontage (Phase 1 Areas) 883-104 Proposed Demolition Plan 883-300A Proposed Location Plan 883-301A Proposed Landscape Plan 883-302B Detailed Demolition Plan 883-303 Detailed Demolition Plan 883-304 Detailed Demolition Plan 883-305 Detailed Demolition Plan 883-306 Detailed Demolition Plan 883-307 Boundary Wall Demolition Plan 883-308 Proposed Ground Floor Plan 883-400A Proposed First Floor Plan 883-401A Proposed Second Floor Plan 883-402A Proposed Third Floor Plan 883-403A Proposed Roof Plan 883-404A Proposed Site Section (Sheet 1) 883-500 Proposed site Section (Sheet 2) 883-501 Proposed North and East Elevations (Block A&B) 883-502A Proposed South and West Elevations (Block A&B) 883-503A Proposed Sections B-B & C-C (Block A&B) 883-504A Proposed Sections A-A (Block A&B) 883-505A Proposed Elevations (Block C) 883-506A Proposed Elevations (Block D) 883-507A Proposed Elevations (Block C&D) 883-508A Proposed Façade Details (Block A&B) 883-509A Proposed Façade Details (Block C) 883-510A Proposed Façade Details (Block D) 883-511A Block C and Finch House Junction 883-512A Existing Finch House Floor Plan 883-600 Existing Finch House Elevations 883-601 Proposed Foul Drainage Strategy 883-700 Proposed Surface Water Drainage 883-706 Proposed entrance gateway adjacent Finch House 883-801 General arrangement Right Turn Lane 4676/001 Rev G Visibility splay extent – boundary wall demolition  - 883-702 REASON: For the avoidance of doubt Planting/landscaping 05 The new landscaping/planting scheme shall be in accordance with the approved planting/landscaping plan ‘Proposed Landscape Plan’ 883-302B (listed above) and all the planting shall be carried out and completed within 2 years of the commencement of the development, unless otherwise agreed in writing by the Local Planning Authority. Any trees that are subsequently removed or die within ten years of the date of planting shall be replaced by trees of a species and size indicated on the approved plan, or to as otherwise agreed as part of a replacement planting scheme in writing with the Local Planning Authority.  REASON: To ensure that replacement planting occurs with a suitable timescale in order to soften this and any other development on this site and enhance the wider Conservation Area. Retention and protection of Finch House during construction 06 Before any demolition works commence, a detailed scheme of how the remaining part of Finch House is to be retained and protected and made structural stable/secure during and following demolition and construction works, shall be submitted to and approved in writing by the Local Planning Authority. Demolition and construction works, and the agreed remedial works to the remainder of Finch House shall be carried out in accordance with the agreed scheme. REASON: To ensure that the historic asset is protected during and after demolition and construction works Drainage   07 Before the development hereby approved in occupied, the foul/storm drainage as shown on the approved plans 883-706 Rev A & 883-700 Rev B shall be constructed and made available for use, and an ownership and maintenance regime for the drainage shall be submitted to and approved in writing by the Local Planning Authority.   REASON: To ensure the development has suitable drainage facilities   CEMP 08 No development approved by this permission shall be commenced until a Construction Environmental Management Plan, incorporating pollution prevention measures, has been submitted to and approved by the Local Planning Authority. The plan shall subsequently be implemented in accordance with the approved details and agreed timetable. REASON: To prevent pollution of the water environment Transport/Highways 09. Before development commences, a scheme for the works within the A36T highway system, including traffic management measures within the vicinity of the site and the location and extent of parking restrictions related to the proposed new access and Fountain Way, shall be submitted to the Local Planning Authority (and Highways England). The development shall not be occupied or brought into use until the submitted scheme has been agreed in writing by the Local Planning Authority in consultation with Highways England, and has been implemented in full. REASON: In the interest of highway safety 10. Prior to the commencement of the development (excluding demolition works), details of the internal access road and associated paths including its connection with the existing Fountain Way shall be submitted to and approved in writing by the Local Planning Authority, and the road shall be constructed in accordance with those details. REASON: To ensure that the access road is constructed in a manner consistent with its future use by other parts of the Old manor Hospital complex. 11.Before the dwellings hereby approved are first occupied, all the associated vehicular parking and turning areas, and bicycle storage/parking areas shall be made available for use, and such facilities shall be retained for those purposes in perpetuity. REASON: To ensure there is sufficient on site residential parking facilities and cycle storage facilities to encourage sustainable travel, and to limit the impact of traffic on the adjacent A36 highway system. Works to boundary wall and new vehicular access 12.Notwithstanding the details shown on the approved plans, and prior to the commencement of any works on site in respect of the new vehicular access adjacent Porters Lodge, and the proposed pedestrian access in the boundary walling adjacent Finch House, a construction method statement for the demolition and reconstruction of the site boundary wall and new access and visibility splays and associated works, together with tree protection works, shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed details. Reason: In interest of the safe operation of the A36 road system and the character of the conservation area and the integrity of the heritage asset. 13. Beforethe developmentis firstbrought intouse, thevisibility splayas shown ondrawing reference4676/001 G(measured froma point4.5m back from thecarriageway edgealong thesite accessroad centrelineand 90m tothe westA36T carriageway centrelineand 90mto the east carriageway nearsideedge) shallbe clearedof obstructionto visibilityat and abovea heightof 0.6m abovethe nearsidecarriageway level,and thereafter maintained freeof obstructionat alltimes. Reason:To ensurethe safeand efficientoperation ofthe A36T. Stopping up of existing vehicular access onto A36   14.The proposed development shall not be brought into use until the existing vehicular access adjacent Porters Lodge has been stopped up and its use permanently abandoned, and the footway crossing reinstated, in accordance with a detailed scheme to be agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed scheme. REASON: In the interest of the heritage asset and character of area, and in the interest of highway safety   CMP FOR COMPOUND 15.No development, including site preparation works, shall commence on site, until a construction traffic management plan has been submitted to and agreed in writing by the Local Planning Authority  to include the provision of a temporary site access and compound, to provide a parking area for site operatives and construction traffic and for the storage of plant, equipment and materials to be used in the development hereby permitted. Such temporary access and site compound shall be provided on site in strict accordance with the approved details and shall thereafter be maintained during the course of the development, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the safe operation of the A36 road network and to protect surrounding amenity and the heritage assets on the site Linkage with Windsor Road 16.Within 3 months of the first occupation of any of the residential units forming part of this development, a scheme for the provision and timing of a pedestrian and cycle linkage with Windsor Road along the eastern boundary of the wider Old Manor site, as indicative by the adopted Development Brief via the planned Phase 5 development site (known as the old laundry) shall have been submitted to the Local Planning Authority. A link as approved in writing by the Local Planning Authority shall thereafter be provided and maintained in accordance with the agreed scheme and timing. REASON: In order to enhance the sustainability of the approved scheme and any subsequent development, and to allow access to the facilities on the Old Manor site to adjacent residents, in accordance with the adopted Development Brief.

        Retail shop and associated parking

 

17.The retail use hereby permitted (the convenience store) shall only take place (open for trading to the public) between the hours of 0700hrs and 2200hrs. No deliveries shall be made to, or collections made from, the retail unit hereby approved except between the hours of 0730hrs and 1800hrs Monday to Saturdays, with no deliveries or collections on Sundays or Bank/ Public Holidays.

 

REASON: In the interest of amenity

 

18.Before the retail use hereby approved first comes into operation (opens to the public), all the associated vehicular parking and turning areas, and bicycle storage/parking areas shall be made available for use, and such facilities shall be retained for those purposes in perpetuity.

 

REASON: The retail element of the development will increase demand for car parking in the vicinity of the main vehicular access serving the development site. Without adequate controls to prevent inappropriate parking on the A36T, the safe and efficient movement of goods and people along the Strategic Road Network would be compromised.

 

19.No development shall commence on site until a scheme of acoustic insulation and noise and odour/fume control has been submitted to and approved in writing by the Local Planning Authority. The scheme should specify the acoustic insulation and other measures to be put in place to prevent and control the emission of noise and odour/fumes from the development including noise from ventilation/ extract fans/ refrigeration units/ generators/ deliveries to or from commercial units or communal uses. The approved scheme shall be implemented in full before the development is occupied and maintained at all times thereafter.

 

REASON: In the interest of amenity

 

Construction impacts on amenity

 

20.Notwithstanding the hours stated in the submitted Noise Survey and the submitted Construction Management Plan, no construction or demolition work shall take place on Sundays or Public/ Bank Holidays or outside the hours of 0730hrs to 1800hrs Monday to Friday and 0800hrs to 1300hrs on Saturdays. No burning of waste or other materials shall take place on the development site during the demolition/construction phase of the development.

 

REASON: In the interest of amenity

 

21.No development approved by this permission shall be commenced until an additional Construction Management Plan, which limits the impact of construction works on the operations of surrounding uses including the adjacent Magistrate/Crown Court use on Wilton Road, has been submitted to and approved by the Local Planning Authority. The plan shall subsequently be implemented in accordance with the approved details and agreed timetable.

REASON: To limit the impact of construction works on an adjacent use.

 

22.Unless otherwise agreed as part of the measures to be agreed as part of the Additional Construction Management Plan, dust management shall be carried out fully in accordance with the submitted Construction Management Plan submitted to the Local Planning Authority on 2^nd November 2015.

 

      REASON: In the interest of amenity

 

      Protection of dwellings adjacent main road

 

23.The development shall not be first brought into use until a scheme for the mechanical ventilation and extraction for residential properties within 15m from the edge of the A36 carriageway has been submitted to and approved in writing by the Local Planning Authority. The ventilation and extraction equipment shall thereafter be maintained in accordance with the approved details. No changes to the ventilation and extraction equipment and flue(s) shall take place, and no other ventilation or extraction equipment shall be installed, without prior written approval from the Planning Authority.

 

REASON: In order to limit the impact of pollutants from the adjacent A36 road, in the interest of residential amenity

 

General protection of dwellings

 

24. Before occupation of the residential accommodation hereby approved, the noise attenuation measures as detailed in Section 5 (Mitigation) of the submitted Hayes McKenzie Partnership Noise Survey dated 26^th August 2015 shall be implemented in full.

 

REASON: In the interest of amenity

 

Contaminated Land

 

25.No development shall commence on site until an investigation of the history and current condition of the site to determine the likelihood of the existence of contamination arising from previous uses has been carried out and all of the following steps have been complied with to the satisfaction of the Local Planning Authority:

 

Step (i)  A written report has been submitted to and approved by the Local Planning Authority which shall include details of the previous uses of the site for at least the last 100 years and a description of the current condition of the site with regard to any activities that may have caused contamination.  The report shall confirm whether or not it is likely that contamination may be present on the site.

 

Step (ii)  If the above report indicates that contamination may be present on or under the site, or if evidence of contamination is found, a more detailed site investigation and risk assessment should be carried out in accordance with DEFRA and Environment Agency’s “Model Procedures for the Management of Land Contamination CLR11” and other authoritative guidance and a report detailing the site investigation and risk assessment shall be submitted to and approved in writing by the Local Planning Authority. 

 

Step (iii)  If the report submitted pursuant to step (i) or (ii) indicates that remedial works are required, full details have been submitted to the Local Planning Authority and approved in writing and thereafter implemented prior to the commencement of the development or in accordance with a timetable that has been agreed in writing by the Local Planning Authority as part of the approved remediation scheme. On completion of any required remedial works the applicant shall provide written confirmation to the Local Planning Authority that the works have been completed in accordance with the agreed remediation strategy.

 

REASON:  To ensure that land contamination can be dealt with adequately prior to the use of the site hereby approved by the Local Planning Authority.

 

INFORMATIVES

 

Highways matters

 

The developer should note that the details pursuant to a number of the above conditions will be discussed with Highways England.

 

Notwithstanding and in addition to this consent, the proposed development will require separate Highway England approval for the construction of the proposed vehicular access and lining and signing on Highways England highway land and the reinstatement of footway which will be subject to entering in to the relevant legal agreement with Highways England. The Applicant is required to obtain this approval before works commence and is therefore recommended to contact Highways England in this respect as soon as possible.

 

Notwithstanding all other restrictions or regulations, Highways England has indicated that any construction related traffic or works no site works shall avoid the hours of 07:30-09:00 and 16:30-18:00 which corresponds with peak traffic times along the A36. The submission of further details pursuant to the above conditions should therefore reflect this request.

 

Environmental health matters

 

With regards the above conditions, the applicant should engage an Acoustic Consultant. The consultant should carry out a thorough background noise survey and noise assessment in accordance with BS4142:2014 (or any subsequent version) and demonstrate that the rating noise level is at least 5dB below the background noise level. All building services plant associated with the development (including air conditioning units, ventilation grilles, extraction systems or other air handling plant etc) shall be so sited and designed in order to achieve a Rating Level (BS4142:2014) of -5dB below the lowest measured background noise level (LA90T) determined at the nearest noise sensitive receptor, when the plant is intended to operate.

 

At the request of the Local Planning Authority (LPA), the plant operator shall, at their own expense, employ a suitably competent and qualified person to measure and assess, whether noise from the plant meets the specified level. The assessment shall be commenced within 21 days of the notification, or such longer time as approved by the LPA.

 

We recommend the applicant ensures that the ventilation system discharges vertically at a height of at least 1m above the height of any nearby sensitive buildings or uses and not less than 1m above the eves. We recommend the applicant consults the Guidance on the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (DEFRA 2005.)