Agenda item

Public Participation

Mrs Karen Rogers spoke in objection to the application.

Mrs Mary Webb spoke in objection to the application.

Mr Tony Negal spoke in objection to the application.

 

The Planning Officer introduced a report which recommended that approval be granted. It was confirmed the proposals involved the demolition and replace the current buildings, with a similar brickwork façade, and that key issues included the principle of the proposed retail outlet and hotel for the area, the impact on the character and appearance of the area, impact on noise and local amenity and highways considerations.

 

Members of the Committee then had the opportunity to ask technical questions of the officer. Details were sought about tree planting on the site.

 

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

 

The Local Member, Councillor Dr Helena McKeown, then spoke in objection to the application.

 

A debate followed, where the inelegant design of the proposal was considered, as well as the extent to which the proposals could regenerate the area. The impact of the hotel on local businesses or the nearby Maltings site was raised, in addition to problems of access and bringing more cars into the centre of Salisbury.

After debate, it was,

 

Resolved:

 

That Planning Permission be GRANTED 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 within the proposed development site until:

a)    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

b)   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.

 

3     No development shall commence on site until a scheme of acoustic insulation for the purposes of preventing and controlling the emission of noise from all externally mounted plant and equipment, including a timetable for implementation has been submitted to and approved in writing by the local planning authority.  The approved scheme shall be implemented in accordance with the approved details and shall be maintained at all times in accordance with the approved details thereafter.

 

Reason: In the interests of the amenities of the area.

 

4     No development shall commence until a scheme for the discharge and control of fumes, gases and odours from the supermarket and hotel, including a timetable for implementation has been submitted to and approved in writing by the local planning authority.  The approved scheme shall be implemented in accordance with the approved details and shall be maintained at all times thereafter.

 

Reason: In the interests of the amenities of the area.

 

5     No development shall commence until a Construction Environmental Management Plan, incorporating pollution prevent measures, including a timetable for implementation has been submitted to and approved in writing 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.

 

6     If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this suspected contamination shall be dealt with and obtained written approval from the local planning authority.  The remediation strategy shall be implemented as approved.

 

Reason:  To protect controlled waters from pollution, by potential land contaminants being revealed and disturbed by construction.

 

7     No development shall comment on site (including any works of demolition) until a Construction Method Statement, has been submitted to and approved in writing by the local planning authority.  This shall include the following:

 

a) The parking of vehicles of site operatives and visitors;

b) Loading and unloading of plant materials;

c) Storage of plant and materials used in constructing the development;

d) The erection and maintenance of security hoarding;

e) Wheel washing facilities;

f) Measures to control the emission of dust and dirt during construction;

g) A scheme for recycling/disposing of waste resulting from demolition and construction works;

h) Hours of construction, including deliveries;

i) Routing of construction traffic.

 

The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the local planning authority.

 

Reason:  To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general and the natural environment through the risks of pollution and dangers to highway safety during the demolition and construction phases of the development.

 

8     No development shall commence until a Service Management Plan has been submitted to and approved in writing by the Local Planning Authority for the retail use.  The agreed Service Management Plan shall be implemented in accordance with the agreed details.

 

Reason:  To ensure that adequate provision is made within the site to accommodate service vehicles in the interests of highway safety.

 

9     The hotel development hereby approved shall not be first brought into use until a Service Management Plan has been submitted to and approved in writing by the Local Planning Authority for the retail use.  The agreed Service Management Plan shall be implemented in accordance with the agreed details.

 

Reason:  To ensure that adequate provision is made within the site to accommodate service vehicles in the interests of highway safety.

 

10   No development shall commence until a Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority for the retail use.  The agreed Waste Management Plan shall be implemented in accordance with the agreed details.

 

Reason:  to ensure facilities are provided for the source separation and storage of different types of waste for recycling and or composting.

 

11   The hotel development hereby approved shall not be first brought into use until a Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority for the retail use.  The agreed Waste Management Plan shall be implemented in accordance with the agreed details.

 

Reason:  to ensure facilities are provided for the source separation and storage of different types of waste for recycling and or composting.

 

12   The car parking spaces and access roads thereto shown on the approved drawings shall be completed prior to the occupation of the development land uses for which they are intended.

 

Reason: To ensure that adequate provision is made for parking within the site in the interests of highway safety.

 

13   The development hereby approved shall not be occupied until details of the cycle parking spaces and a timetable for implementation of these spaces have been submitted to and approved in writing by the local planning authority and shall be implemented in accordance with the approved details.

 

Reason: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than the private car in the interests of sustainable development.

 

14   No development shall commence on site until details and samples of the materials to be used for the external walls and roofs 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.

 

15   No walls of the development hereby permitted shall be constructed until a sample wall panel, not less than 1 metre square, has been constructed on site, inspected and approved in writing by the Local Planning Authority.  The panel shall demonstrate the face bond of the brickwork and the mortar mix and finish and pointing style and 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.

 

16   No development shall commence on site until details of the position, design, external appearance and decorative finish of all railings, fences (including the replacement fencing to the carpark), gates, walls, bollards and other means of enclosure have been submitted to and approved in writing including a timetable for implementation by the Local Planning Authority.  Development shall be carried out in accordance with the approved details and the agreed timetable for implementation (including the removal and replacement of the palisade fencing to the car park).

 

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

 

17   No development shall commence on site until large scale details (1:10 scale) of all window types (including elevations and sections of the windows, head, sill and window reveal details) and rainwater goods 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.

 

18   No development shall commence until a method statement detailing how the brickwork facades to the Castle Street elevation will be retained has been submitted to and approved in writing by the local planning authority.  The development shall be completed in accordance with the approved details.

 

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

 

19   No development shall commence until details of the shopping trolley storage area (which shall be within the footprint of the building) have been submitted to and approved in writing by the local planning authority.  The development shall be completed in accordance with the approved details.

 

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

 

20   No development shall commence until a scheme of water efficiency measures to reduce the water consumption of the replacement retail store and hotel has been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented and thereafter retained in accordance with the approved details.

 

Reason: In the interests of the conservation of water and energy resources.

 

21   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.

 

22   The window glass in the ground floor Castle Street and Riverside elevation frontages shall be clear glass (unless otherwise marked on the approved plans) and shall not be painted or otherwise obscured.

 

Reason:  To safeguard the appearance and character of the shopping street in the interests of visual amenity and the character and appearance of the area.

 

23   The development hereby permitted shall be carried out in accordance with the following approved plans:

 

Plan reference: M1112/121D Proposed Ground Floor Plan, received by this office 23/10/2013

Plan reference: M1112/120C Proposed Site Plan, received by this office 23/10/2013

Plan reference: M1112/122D Proposed Mezzanine Floor Plan, received by this office 23/10/2013

Plan reference: M1112/123D Proposed Second Floor Plan, received by this office 23/10/2013

Plan reference: M1112/124D Proposed Third Floor Plan, received by this office 23/10/2013

Plan reference: M1112/125B Proposed Roof Plan, received by this office 23/10/2013

Plan reference: M1112/131B Proposed North and South Elevations, received by this office 23/10/2013

Plan reference: M1112/132C Proposed Section, received by this office 23/10/2013

Plan reference: M1112/127C Proposed Elevations in context (with the exception of the Castle Street Elevation which is amended by M1112/128D), received by this office 21/11/2013

Plan reference: M1112/128D Proposed Castle Street Elevation, received by this office 02/12/2013

Plan reference: M1112/129C Proposed Riverside Elevation, received by this office 21/11/2013

Plan reference: M1112/130C Proposed Southern Boundary Elevation, received by this office 21/11/2013

Plan reference: M1112/133C Remaining Elevations, received by this office 21/11/2013

Plan reference: M1112/135A Section and Elevation Details – River Frontage 01, received by this office 21/11/2013

Plan reference: M1112/137A Section and Elevation Details – East Facing Hotel 01, received by this office 21/11/2013

Plan reference: M1112/139A Section and Elevation Details – River Frontage 01, received by this office 21/11/2013

Plan reference: M1112/140A Section and Elevation Details – River Frontage 02, received by this office 21/11/2013

Plan reference: M1112/136A Section and Elevation Details – River Frontage 02, received by this office 21/11/2013

Plan reference: M1112/138A Section and Elevation Details – East Facing Hotel 02, received by this office 21/11/2013

 

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

 

INFORMATIVE: Materials

 

Please note that the Planning Office does not have the facility to receive material samples. Please deliver material samples to site, with a notification to the planning office where they are to be found.

 

INFORMATIVE: Protected Species

 

Many wildlife species are legally protected. The applicant should be aware that if it becomes apparent that the site is being used or has previously been used by protected species, work should STOP immediately and the applicant's or the council's ecologist should be contacted on 01225 718458 for advice on how to proceed.

 

INFORMATIVE: Permission not authorising work on land outside the applicant’s control & party wall act

 

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.  If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

 

INFORMATIVE: Advertisement consent required

 

This permission does not permit the display of any advertisements which require consent under the Town and Country Planning (Control of Advertisements) (England) Regulations, 2007 or under any Regulation revoking and re-enacting or amending those Regulations, including any such advertisements shown on the submitted plans.

 

INFORMATIVE: Wiltshire Fire & Rescue

 

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

 

INFORMATIVE: Environment Agency

 

Construction Environmental Management Plan

 

Safeguards should be implemented during the construction phase to minimise the risks of pollution from the development.  Such safeguards should cover:

The use of plant and machinery

Oils/chemicals and materials

Wheel washing

The use and routing of heavy plant and vehicles

The location and form of work and storage areas and compounds

The control and removal of spoil and wastes

The applicant should refer to the Environment Agency’s Pollution Prevention Guidelines at:

http://www.environment-agency.gov.uk/business/topics/pollution/39083.aspx

 

Flood Risk

 

The site lies within very close proximity of the River Avon, designated a ‘main’ river.  The proposal includes extensive demolition works, prior to major construction works, within close proximity to the river.  It is important the works are carried out in a sensitive manner, and do not adversely impact on the river corridor.

 

Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws the prior written consent (Flood Defence Consent) of the Environment Agency (EA) is required for any proposed works (permanent or temporary), including demolition works, or structures in, under, over or within 8 metres of the top of the bank of the River Avon, designated a ‘main’ river.  The need for this consent is over and above the need for planning consent.  The applicant is advised to contact Daniel Griffin on 01258 483 421 to discuss the scope of EA controls, and to obtain an application form.

 

INFORMATIVE: Highways

 

The applicant should make contact with the Area Highway Engineer with regards to protecting pedestrians using the footway across the site frontage as a footway closure may be required.

A recess took place from 2005-2010