Agenda item

Erection of two storey, 20 bedroom hotel with associated car parking, cycle parking and landscaping following demolition of derelict garages.

Public Participation

Barrie Sutherland spoke in objection to the application

Jerome Renouard spoke in objection to the application

Anne Waddington spoke in objection to the application

Mr Cooper (Agent) spoke in support of the application

 

The Senior Planning Officer Matthew Legge introduced the report detailing the application for the erection of a two storey, 20 bedroom hotel with associated car parking, cycle parking and landscaping following demolition of derelict garages. The application was recommended for approval subject to conditions.

 

The applicant would install a 2m high acoustic fence. The height to the ridge was 8m. The windows to north and south were proposed to be obscured glaze.

 

Attention was drawn to late correspondence circulated at the meeting.

 

Members then had the opportunity to ask technical questions, where it was clarified that signage and lighting did not form part of this application.

 

Members of the public then had the opportunity to present their views as

detailed above. Some of the main points raised included a lack of signage to control the traffic and parking which created issues at the rear of the premises.

 

It was noted that the current filter system in the kitchen omitted a strong food smell outside towards the gardens of the residents which was considered as horrific.

 

The Division Member, Cllr Sven Hocking then spoke in objection to the application, noting that Salisbury was a tourism driven city which needed more accommodation, however, in this case he supported the residents. Their lives would be affected by the build and general daily life. The scale of the proposed works was quite big, as there would be an almost 30ft high structure outside of their back gardens.

 

The noise and smell from the kitchen would need to be revisited. When someone used satnav to navigate to the pub, they were taken to rear of the building not the front car park. That would put significant pressure on the roads and this part of the city.

 

Residents were happy to engage with the applicant again, and would be happy for a hotel of some sort, but for one where the structure blended in with the environment.

 

Cllr Hocking then moved the motion of refusal against Officer’s recommendation, due to the scale and the bulk of the development and the impact on neighbouring amenity. This was seconded by Cllr Matthew Dean.

 

A debate then followed, where the key issues raised included, that there had been a history of antisocial behaviour at the site.

Most of the reasons for refusal could be enforced with conditions. This was a sensible place to have a hotel, close to town.

 

The conditions included in the report did cover extractors and lighting and acoustic fencing had been clearly specified. The travel plan section could be adjusted to address the vehicular problem at the rear.

 

The Committee then voted on the motion of refusal against Officer’s recommendation. This motion was not carried.

 

Cllr Fred Westmoreland then moved the motion of approval in line with the Officer’s recommendation, and with added conditions.

 

No.6 to be widened to include ‘appropriate signage approved by the LPA’

 

No. 5 to include a specific reference to a landscaping plan to include a protection of screening for the house named Norrick.

 

The Committee then voted on the motion of approval with the edited conditions.

 

Resolved

That application 17/10167/FUL be Approved subject to conditions:

 

1. Thedevelopmentherebypermitted shallbe begunbefore the expiration of three yearsfrom the dateofthispermission.

 

REASON: To complywiththeprovisionsofSection91 oftheTownand Country PlanningAct1990 asamendedby thePlanningand CompulsoryPurchaseAct 2004.

 

2. Thedevelopmentherebypermittedshall becarriedout inaccordancewith the followingapproved plans:

 

DRG No. Proposed Site Plan 2895-04-09                     26/01/2018

DRG No. Proposed Elevations 2895-05-03                   26/01/2018

DRG No. Proposed Ground Floor Plan 2895-06-02      26/01/2018

DRG No. Proposed Ground Floor Plan 2895-07-01      26/01/2018

DRG No. Proposed First Floor Plan 2895-08-01           26/01/2018

 

DRG No. Proposed Hotel West Elevation 2895-11-00      26/01/2018

DRG No. Proposed Standard Details 2895-12-00             26/01/2018

DRG No. Acoustic Fence 2895-13-00                               26/01/2018

DRG No. Window Details 2895-14-00                               26/01/2018

DRG No. Proposed Dormer & Lobby Window Details 2895-15-00      26/01/2018

DRG No. Proposed Entrance Door & Lobby Details 2895-16-00         26/01/2018

DRG No. Proposed External Service Door Details 2895-17-00           26/01/2018

 

DRG No. Proposed Landscape Plans (Sept 2017)        19/10/2017

 

REASON:For theavoidanceofdoubt and in theinterestsofproper planning.

 

3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending that Order with or without modification), the hotel shall be used as a hotel and for no other purpose (including any other purpose in Class C1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification).

 

REASON: For the avoidanceofdoubt and in theinterestsofproper planning.

 

4. Nodevelopmentshallcommenceon siteuntiltheexactdetailsand samplesof the materials to be used forthe external wallsand roofshave been submitted to andapprovedinwritingby theLocal PlanningAuthority.Developmentshallbe carriedoutinaccordancewith theapproveddetails.

 

REASON:Theapplicationcontainedinsufficientinformationtoenablethis matter to be consideredprior to grantingplanningpermission

 

5. Allsoftlandscapingcomprisedin the approveddetailsoflandscaping (Proposed Landscape Plans (Sept 2017) shallbe carriedoutinthefirstplantingand seedingseasonfollowingthefirstoccupation of the hotel buildingorthe completionofthedevelopmentwhicheveristhesooner; All shrubs,treesand hedgeplantingshallbe maintainedfreefromweedsand shallbe protected from damageby verminand stock.Anytreesorplantswhich, withina periodof fiveyears,die,areremoved,or becomeseriouslydamagedor diseasedshallbe replacedinthenextplantingseason withothersofa similar sizeand species,unlessotherwiseagreedinwritingby thelocalplanning authority.  Allhardlandscapingshallalsobe carriedout inaccordancewiththe approveddetailspriortotheoccupationofany partofthedevelopmentor in accordancewitha programme to be agreedin writingwiththeLocal Planning Authority.

 

REASON:Toensurea satisfactory landscapedsettingfor thedevelopmentand theprotectionofexistingimportantlandscapefeatures.

 

6. A Travel Plan statement (a list of actions that the hotel will take to minimise it’s transport impact) should be submitted to and approved in writing by the local planning authority prior to first use of the accommodation approved. Such a plan should include the following:-

 

·         Promoting the Connecting Wiltshire website to both restaurant and hotel guests (via their websites)

·         Providing information about public transport (bus and rail) and walking / cycling routes to both restaurant and hotel guests (via any website or providing timetables/maps to guests).

·         Parking management policies

·         Delivery management policies.

 

REASON: In the interest of highway safety.

 

7. Nopartofthe hotel developmenthereby permittedshallbe broughtintouse/occupied until the access,turningareaand parkingspaceshave beencompletedinaccordancewiththedetailsshownon theapprovedplans. The areasshall bemaintainedfor thosepurposesat all timesthereafter.

 

REASON:Intheinterestsofhighwaysafety.

 

8. No externally mounted plant (including air conditioning units, extraction systems or other air handling plant etc) shall be sited until such a scheme has been approved in writing by the Local Planning Authority. The design of externally mounted plant shall achieve a Rating Level (BS4142:2014) below the background noise level (LA90T) determined at the nearest noise sensitive receptor, when the plant is intended to operate.

 

REASON: In the interest of neighbouring amenity.

 

9. No external lighting shall be installed on site until a scheme of external lighting, including the measures to be taken to minimise sky glow, glare and light trespass, has been submitted to and approved in writing by the Local Planning Authority.  The external lighting scheme shall be designed so as to meet the criteria for Environmental Zone E4 as defined by the Institute of Lighting Professionals ‘Guidance Notes for the Reduction of Obtrusive Light’ 2012.The approved scheme shall be implemented in full before the development is first brought into use and shall be maintained in effective working order at all times thereafter.

 

REASON: In the interest of neighbouring amenity.

 

10. Before the developmentherebypermitted is firstoccupied/broughtintouse the first floor windowsin the southern and northern elevations shall be glazedwithobscure glassonly [to anobscurity levelof nolessthanlevel 3]and thewindowsshall be maintainedwithobscureglazinginperpetuity.

 

REASON:  Intheinterestsofresidential amenityandprivacy.

 

11. Prior to first occupation of the development hereby approved, the acoustic fencing detailed on DRG No. 2895-13-00 as shown on site plan DRG No. 2895-04-09 shall be erected and at a height of 2m other than on the northern site boundary where the acoustic fencing shall be erected at a height of 2.5m. The acoustic fencing shall be maintained at the stated heights in perpetuity.

 

REASON: In the interest of neighbouring amenity.

 

12. 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: In the interest of neighbouring amenity.

 

13. No construction or demolition work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 Monday to Friday and 08:00 to 13:00 on Saturdays and 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 neighbouring amenity.

 

14. No development shall commence on site until a scheme for the discharge of foul water from the site has been submitted to and approved in writing by the Local Planning Authority.  The development shall not be first occupied until foul water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained

 

15. No development shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access / driveway), incorporating sustainable drainage details together with permeability test results to BRE365 and location of top ground water level to ensure at least 1m of unsaturated soil between base of any soakaway and the agreed top water level of ground water taking into account seasonal variations, has been submitted to and approved in writing by the Local Planning Authority.  The development shall not be first occupied until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained

 

 

 

 

INFORMATIVE:

 

1. Thispermissiondoes notpermitthedisplay ofany advertisementswhichrequire consentunder the Townand Country Planning(ControlofAdvertisements) (England)Regulations,2007 orunderany Regulationrevokingand re-enacting oramendingthoseRegulations,includingany suchadvertisementsshownon the submittedplans.