Agenda item

Public Participation:

 

Mr Andrew Robertson, spoke in support of the application.

 

Cllr Richard Clewer, the local member spoke to convey local residents’ concerns regarding parking and some elements of the design (at least partially addressed), and expressed support of the plan as a whole.

 

The Planning Officer introduced the application and drew members’ attention in particular to the conditions listed under point 11 of her report regarding glazing and the opening of windows on the proposed community centre.

 

A debate ensued wherein members of the committee discussed the potential community benefits of the scheme and regenerating effect it could have on the St. Paul’s roundabout area, and also the situation regarding parking provision for this and other such inner-city developments.

 

It was

 

Resolved:

 

That the application be GRANTED, subject to the completion and agreement of a s106 legal agreement / a unilateral undertaking which provides contributions towards off site open space and educational facilities, for the following reasons:

 

The proposed development would not cause any significant demonstrable harm to interests of acknowledged importance, in this case, the impact on the character of the area, amenities, highway safety/parking, contamination, protected species and open space/education requirements.  The proposal is considered to be in accordance with the aims and objectives of the following saved policies in the Salisbury Local Plan namely:

 

G1 - Sustainable development

G2 – General

G9 – Planning obligations

C12 – Protected species

H8 - Housing Policy Boundary

D1 - Design

D2 – Design

CN5 – Development affecting the setting of a listed building

TR11 - Off street car parking

TR14 -Provision of cycle parking

R2 - Recreational open space

E16 –Employment

 

And subject to the following conditions:

 

(1)  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.

 

(2)  No development shall commence until details of the entry gate and traffic light signal system, including the locations of the installations, have been submitted to and approved in writing by the Local Planning Authority.  The development shall not be first brought into use until the gates and traffic light signal system has been installed in accordance with the approved details and shall be serviced and maintained at all times thereafter.

 

Reason:  To ensure that vehicles do not meet on the access ramp and prevent the need for vehicles to reverse onto the highway.

Policy: G2 (General)

 

(3)  No development shall commence until details of the reinstatement of the footway to remove existing vehicle crossings, in accordance with Wiltshire Council footway specification, have been submitted to and approved in writing by the Local Planning Authority.  The development shall not be first brought into use until the footway has been reinstated in accordance with the approved details.

 

Reason:  In the interests of amenity and public safety.

Policy: G2 (general)

 

(4) No development shall commence until full large scale drawings and details (1:10 scale) of all architectural features including door and window surrounds, window heads/sills, windows, doors and rainwater goods have been submitted to and approved in writing by the local planning authority.  The development shall be carried out in accordance with the approved details.

 

Reason:  To secure a harmonious form of development.

Policy: G2 (General), D2 (Design)

 

(5) No development shall commence until a schedule of external facing materials of the roof and walls (including, bricks and mortar colour) has been submitted to and approved in writing by the local planning authority.  The development shall be carried out in accordance with the approved details.

 

Reason:  To secure a harmonious form of development.

Policy: G2 (General), D2 (Design)

 

(6)  No development shall commence on site until a sample wall panel for the side extension to the former school building, not less than 1 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority.  The panel shall then be left in position for comparison whilst the development is carried out.  Development shall be carried out in accordance with the approved sample.

 

Reason:  In the interests of visual amenity and the character and appearance of the area.

Policy: G2 (General), D2 (Design)

 

(7)  No development shall commence until a noise pollution attenuation scheme for flats 6, 9, 10, 13 and 14 has been submitted to and approved in writing by the Local Planning Authority.  The scheme shall include the glazing specification to the flats,  full details of the acoustic insulation and air ventilation systems.  The flats shall not be occupied until the approved scheme has been completed in accordance with the approved details.

 

Reason:  In the interests of the amenities of the occupiers of the proposed flats facing onto St Pauls roundabout.

Policy: G2 (General)

 

(8)  No development shall commence until full details of the acoustic insulation between flats 8, 9, 12 and 13 have been submitted to and approved in writing by the local planning authority.  The flats shall not be occupied until the development has been completed in accordance with the approved details.

 

Reason:  In the interests of the amenities of the occupiers of the proposed flats due to the arrangement of living accommodation within flats 8, 9, 12 and 13 where there is a conflict in adjacent room uses on the first and second floors.

Policy: G2 (General)

 

(9)  No development shall commence until full details of the acoustic insulation between the community centre and adjoining Nos 157 and 163 Fisherton Street have been submitted to and approved in writing by the local planning authority.  The community centre shall not be used until the development has been completed in accordance with the approved details.

 

Reason:  In the interests of the amenities of the occupiers of adjacent residential units.

Policy: G2 (General)

 

(10)  No development shall commence until a scheme for protecting the proposed residential units against noise from the underground car park and any associated extraction or ventilation equipment has been submitted to and approved by the Local Planning Authority.

The flats shall not be occupied until the approved scheme has been completed in accordance with the approved details.

 

Reason:  In the interests of the amenities of the occupiers of the proposed flats.

Policy: G2 (General)

 

(11) No development shall be commenced until details of the obscure glazing and means of restrictive opening/non-opening windows to the 2nd floor meeting room, stairwell and first floor kitchen in the community centre building have been submitted to and approved in writing by the local planning authority.  The community centre shall not be used until the development has been completed in accordance with the approved details and shall be maintained as such for perpetuity. 

 

Reason:  In the interest of neighbouring amenity.

Policy: G2 (General)

 

(12)  No construction work shall take place on Sundays or Public Holidays or outside the hours of 07:30 to 18:00 on weekdays and 08:00 to 13:00 on Saturdays.  This condition shall not apply to the internal fitting out of the development.

 

Reason:  In the interests of the amenities of the occupiers of adjacent residential units.

Policy: G2 (General)

 

(13)  The use of the commercial premises on the ground floor of the development shall be solely limited to uses within Classes B1a) Offices or A2 of the (Town and Country Planning) Use Classes Order 1995 as amended in 2005 (or any Order revoking or altering that Order).

 

Reason: In the interests of the amenity of the area and highway safety, to allow the Local Planning Authority to consider any future proposals for a change of use having regard to the circumstances of the case.

Policy: G2 (General)

 

(14)  The community centre hereby permitted shall only be in use between the hours of 08:00am and 00:00 midnight.

 

Reason:  In the interests of the amenities of the occupants of the nearby residential properties.

Policy: G1 & G2 (General Development Criteria)

 

(15) This development shall be in accordance with the following drawings:

733-20-11A Location Plan

733-20-14 Section F-F & Bin Store Elevations

733-20-01A Ground floor and basement plans

733-20-02A First Floor Plan

733-20-03A Second Floor Plan and Third Floor Plan

733-20-04A Roof Plans

733-20-05A North East and South West Street Elevation

733-20-06A West, East & South Elevations of flats

733-20-08A Sections B-B, C-C, D-D and E-E flats

733-20-10A Site plan

733-20-12A Block plan

733-20-17 Section G-G

733-20-07A North West, South East, south West elevations, & Section A-A Youth and Community Centre

Reason:  For the avoidance of doubt and in the interests of proper planning.

 

INFORMATIVE:- Traffic Regulation Order

A traffic regulation order will be required prior to thje construction of the new vehicular access and existing road markings and repositioned to ensure that the on-stree parking spaces are correctly indicated.  It will be necessary for the applicant to request that the necessary changes to the traffic regulations order are undertaken by Wiltshire Council, including the necessary changes to road markings.  The total cost of the order and works will be in the order of £4,000 and the applicant shall deposite the sum with the Council at the appropriate time in order to ensure the order and works are implemented to meet the programme of works.  It will not be permitted that the new access is constructed until the order is made and the full cost of the order and works have been paid in advance.

 

INFORMATIVE: Wiltshire Fire & Rescue

The applicant should be made aware of the letter received from Wiltshire Fire and Rescue Service regarding advice on fire safety measures. This letter can be found on the file, which can be viewed on the council’s website against the relevant application record.

 

INFORMATIVE: Condition 7

In order to comply with condition 7, the ventilation system should be sufficient to allow a proper degree of ventilation, including during the warmer months of the year, and should allow the occupants to control the degree of ventilation to their needs and comfort.  The applicant should also demonstrate that the equipment itself will not generate an excessive level of internal noise.

 

INFORMATIVE: - Party Wall Act

It is noted that the development hereby approved involves construction on or near a boundary with an adjoining property.  The applicant is advised that this planning permission does not authorise any other consent which may be required from the adjoining landowner or any other person, or which may be required under any other enactment or obligation.

 

INFORMATIVE:- Wildlife and Countryside Act

The applicant should note that under the terms of the Wildlife and Countryside Act 1981 and Countryside and Rights of Way Act 2000, it is an offence to disturb nesting birds or roosting bats.  You should note that the work hereby granted consent does not override the statutory protection afforded to these species and you are advised to seek expert advice if you suspect that the demolition would disturb any protected species. For further advice, please contact the district ecologist at Wiltshire Council.

Immediately prior to construction checks should be made for the presence of nesting birds and roosting bats.

Construction should proceed with care and removal of roof tiles should be by hand.

Bats are a Wiltshire BAP priority and consideration should be given to incorporating the provision of roosting opportunities in the form of bat boxes or bat bricks into the development scheme.

 

INFORMATIVE: Environmental Health

The site is inappropriate for the use of brick crushers and/or screeners on site which can have a very large impact in terms of noise and dust on people living and working nearby.  Any significant processing of demolition materials should take place in a more appropriate location.

 

INFORMATIVE:- Residents Parking Zones and Permits 

The applicant/owner is advised that the occupants of the new properties hereby granted planning permission may not be entitled to parking permits under the residents parking scheme operating in this area, including additional units resulting from the conversion of properties to flats. You are advised to contact Parking Services 01722 434326 should you require any further information regarding the issuing of residents parking permits by the City Council.