Agenda item

Public participation:

 

Mr John Stevenson spoke in objection to the application

Mr Nicholas Arnold spoke in support of the application

 

The Planning Officer introduced the report.  During the debate issues of the access road and the relationship of the proposed building to neighbouring properties were discussed

 

Resolved:

 

That Planning Permission be GRANTED for the following reason:

 

The proposed medical centre with attached pharmacy and upper floor (B1) office use would maintain the historic medical use of the site. The proposed mixed use medical and office building is judged to have no significant detrimental impact to highway safety, archaeology, protected species or neighbouring amenity. The design and siting of the building aims to limit adverse harm to its occupancy as a result of known flood risk levels. The design of the proposal is considered to be acceptable with limited harm to the character of the adjacent Conservation Area and of a visual appearance that will not detract from the existing character of the immediate area. This application is considered to be compliant with adopted and saved Salisbury District Local Plan policies: D2, D6, G1, G2, G4, G5, TR6, PS1, E16, CN21, and C12 together with PPS1, PPS4, PPS5, PPS9 & PPS25.

 

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 on site until details of the design, external appearance and decorative finish of all railings, fences, gates, walls, bollards and other means of enclosure have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details prior to the development being occupied / brought into use

 

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

 

POLICY- D2 (Design) G2 (General)

 

(3) No development shall commence on site until details of the:

 

·       Brickwork

·       Polyester Powder Coated Aluminium window and gutter section (finished in a heritage green colour)

·       Machine made clay plain tiles

 

Have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

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

 

POLICY- D2 (Design)

 

(4) No development shall commence on site until a sample panel of the render to be used on the external walls of the pharmacy not less than 1 metre square, has been made available 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- D2 (Design)

 

(5) No development shall commence on site until a scheme of hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority, the details of which shall include:

 

(a) all species, planting sizes and planting densities, spread of all trees and hedgerows within or overhanging the site, in relation to the proposed buildings, roads, and other works;

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

POLICY- D2 (Design) G2 (General)

 

(6) All soft landscaping comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner;  All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.  All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

POLICY- G2 (General)

 

(7) No part of the development hereby permitted shall be first brought into use until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

POLICY- G2 (General)

 

(8) No development shall commence on site until details of recycling facilities (including location and range of facilities) have been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until the approved recycling facilities have been completed and made available for use in accordance with the approved details and they shall be subsequently maintained in accordance with the approved details thereafter.

 

REASON: In the interests of public health and safety.

 

(9) The development permitted by this planning permission shall only be carried out in accordance with the details and drawings provided and the following mitigation measure:

 

·       Finished floor levels shall be set no lower than 47.64m above Ordnance Datum

 

REASON: To reduce the risk of flooding to the proposed development and future occupiers.

 

POLICY: G2 (General)

 

(10) Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles, has been submitted to and approved in writing by the Local Planning Authority. The proposed scheme shall offer a betterment over the existing arrangement and shall include details of maintenance and management after completion. The scheme shall be fully implemented in accordance with the approved details.

 

REASON: To prevent increase risk of flooding, to improve and protect water quality, and ensure future maintenance of the surface water drainage system.

 

POLICY: G4 (Flooding)

 

(11) No development approved by this permission shall commence until a scheme for water efficiency has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the agreed details.

 

REASON: In the interests of sustainable development and prudent use of natural resources.

 

POLICY: PPS25 (Flooding)

 

(12) No development shall commence within the area indicated (proposed development site) until:

 

A written programme of archaeological investigation, which should include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON:  To enable the recording of any matters of archaeological interest.

 

POLICY: CN21 (Archaeology)

 

(13) Before any works commence, a revised construction method statement will be submitted to the Local Planning Authority for its approval. The revised statement will be updated to reflect the European status of the River Avon and demonstrate additional measures to ensure it is protected during the construction period. The works will be carried out in complete accordance with the revised statement as approved in writing by the Local Planning Authority.

 

REASON: To protect the adjacent SSSI / SAC river system from pollution during the construction phase.

 

POLICY- PPS9 (Biodiversity and Geological Conservation)

 

(14) The development shall be carried out in complete accordance with the following drawings:

 

DRG No. 48-P.02 REV E                                                                                   30/08/2011

DRG No. 48-P.05 REV D (1st floor)                                                                30/08/2011

DRG No. 48-P.05 REV D (Ground)                                                                      30/08/2011

DRG No. 48-P.06 REV F (Proposed Elevations: River Avon)                      30/08/2011

DRG No. 48-P.07 REV F (Proposed Elevations: Mill Stream)                     30/08/2011

DRG No. 48-P.10 REV A (2nd floor)                                                              30/08/2011

DRG No. 48-P.13 REV C (Side Elevations)                                                   30/08/2011

 

REASON: For the avoidance of doubt

 

INFORMATIVE

 

1.       All works in, under, over or within 8 metres of a Main River channel, such as the River Avon and Mill Stream, will require prior Flood Defence Consent from the Environment Agency in addition to planning permission. Such consent is required in accordance with the Water Resources Act 1991 & Byelaws legislation. Further guidance is available from the Environment Agency’s Development & Flood Risk Officer - on 01258 483351.

 

2.       Flood proofing measures should be incorporated into the design and construction of this development. These include removable barriers on building apertures (e.g. doors and air bricks), elevated electrics, using waterproofing materials and techniques (e.g. no plasterboard, solid tiled floors). Additional guidance, including information on kite marked flood protection products, can be found at: www.environment-agency.gov.uk