Agenda item

Public Participation

Patricia Fagan, Shadow Community Operations Board, spoke in support of the application.

 

The Planning Officer introduced a report which recommended that planning permission be granted. Key issues were stated to include the principle of the proposed extensions to the current Leisure centre as part of the transformation into a community campus, the impact upon local amenity and the local highways, and the design and appearance. It was noted that the building contained significant amounts of parking spaces to the rear, and that no objection had been received from the Highways officers.

 

Members of the Committee then had the opportunity to ask technical questions of the officer. Details were sought regarding new entrances, including for the police teams that would be based in the building, and details of how the site’s historic use as a landfill site prevented the complete parking areas to be covered in tarmac.

 

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

 

The Local Member, Councillor Richard Clewer, then spoke in support of the application.

 

A debate followed in which the access to the site was acknowledged as an existing concern, and whether the alterations to the use of the site would adversely impact the highways issue to a significant degree. The expanded facilities for disabled users was noted, and the design of the proposed extensions was assessed for suitability.

 

After debate, it was,

 

Resolved:

 

That Planning Permission be GRANTED for the following reason:

 

The proposed development is considered to be an acceptable redevelopment of an existing leisure centre for similar extended and enhanced purposes.  Subject to the imposition of relevant and necessary planning conditions, the development would not have an unacceptable impact upon highway safety, amenity, ecology or the landscape and would have the effect of enhancing sports, leisure and community facilities to the local community as well as improving the appearance of the site and wider public realm.  The proposal is considered to comply with the provisions of the National Planning Policy Framework as well as saved policies G1, G2, D1, C10, R1A and R1B of the adopted South Wiltshire Core strategy.

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 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.

 

3. No development shall commence on site until details showing ventilation and extraction equipment within the site (including details of its position, appearance and details of measures to prevent noise emissions) have been submitted to and approved in writing by the Local Planning Authority.  The ventilation/extraction equipment shall be installed prior to the building/extension hereby approved being first occupied and shall thereafter be maintained in accordance with the approved details.

 

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

 

4.    In complete accordance with the submitted details, use of the all weather pitch, including operation of the associated floodlighting, shall cease at 22:00hrs each day and shall not resume use and operation until the following day at 08:30hrs, unless otherwise agreed with the Local Planning Authority in the form of a new and separate planning permission in that regard.

 

REASON: So as to avoid unnecessary and unacceptable noise and disturbance from the     use and operation of the all-weather pitch.

 

5.    No demolition, site clearance or development shall commence on site until an Arboricultural Method Statement (AMS) prepared by an arboricultural consultant providing comprehensive details of construction works in relation to trees shall be submitted to, and approved in writing by, the Local Planning Authority.  All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following: -

 

• A specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:2012 and a plan indicating the alignment of the protective fencing;
• A specification for scaffolding and ground protection within tree protection zones in accordance with BS5837:2012
• A schedule of tree works conforming to BS3998.
• Details of general arboricultural matters such as the area for storage of materials, concrete mixing and use of fires;
• Plans and particulars showing the siting of the service and piping infrastructure;
• A full specification for the construction of any arboriculturally sensitive structures and sections through them, including the installation of boundary treatment works, the method of construction of the access driveway including details of the no-dig specification and extent of the areas of the driveway to be constructed using a no-dig specification; 
• Details of the works requiring arboricultural supervision to be carried out by the developer’s arboricultural consultant, including details of the frequency of supervisory visits and procedure for notifying the Local Planning Authority of the findings of the supervisory visits; and
• Details of all other activities, which have implications for trees on or adjacent to the site.

 

REASON: In order that the Local Planning Authority may be satisfied that the trees to be retained on and adjacent to the site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and section 197 of the Town & Country Planning Act 1990.

 

6. The development shall be carried out as specified in the approved Arboricultural Method Statement (AMS), and shall be supervised by an arboricultural consultant.

 

REASON: To prevent trees on site from being damaged during construction works.

 

7. No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the prior written approval of the Local Planning Authority.  Any topping or lopping approved shall be carried out in accordance with British Standard 3998 (Tree Work).

 

If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species and shall be planted at such time, as may be specified in writing by the Local Planning Authority.

 

No equipment, machinery or materials shall be brought on to the site for the purpose of the development, until a scheme showing the exact position of protective fencing to enclose all retained trees beyond the outer edge of the overhang of their branches in accordance with British Standard 5837 (2005): Trees in Relation to Construction, has been submitted to and approved in writing by the Local Planning Authority, and; the protective fencing has been erected in accordance with the approved details. This fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site.  Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the prior written consent of the Local Planning Authority.

 

In this condition “retained tree” means an existing tree which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) above shall have effect until the expiration of five years from the first occupation or the completion of the development, whichever is the later.

 

REASON: To enable the local planning authority to ensure the retention of trees on the site in the interests of visual amenity.

 

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

Location Plan    no 2904(L) 001

Existing Site photographs   no 2904(L)005

Existing site plan no 2904(L)010

Proposed site plan no 2904(L)011 rev B

External Works plan no 2904(L)012 rev D

Proposed All Weather pitch plan 2904(L)020 rev B

Existing Basement floor plan 2904(L)040

Existing Ground Floor Plan 2904(L)041

Existing first floor plan 2904(L)042

Existing Roof Plan 2904(L)043

Proposed ground floor plan 2904(L)050

Proposed first floor plan 2904(L)051

Proposed Roof plan 2904(L)052

Existing South Elevation 1 plan 2904(L)101

Existing South Elevation 2 plan 2904(L)102

Existing North Elevation 1 plan 2904(L)103

Existing North Elevation 2 plan 2904(L)104

Existing West and East elevations plan no 2904(L)105

Existing Minor elevations 2904(L)106

Proposed 3D views plan no 2904(L)110

Proposed elevations plan no 2904(L)111

Proposed elevation 1 plan no 2904(L)112

Proposed elevation 2 plan no 2904(L)113

Proposed elevation 3 Plan no 2904(L)114

Proposed elevations 4,5 and 6 plan no 2904(L)115

Police compound fencing detail plan no 2904(L)116

Bin Store detail plan no 2904(L)117

Screen entrance wall plan no 2904(L)118

Cycle shelter details plan no 2904(L)119

Existing site sections plan no 2904(A)170

Proposed site sections plan no 2904(A)171

473477/P003 – Revision P2 : External Lux Levels for Planning – Football Pitch

 

All plans are revision A unless stated.

 

Additional documents

 

Flood risk assessment by Hydrock dated May 2013

Noise and Acoustic report reference 5520/DO/pw dated July 2013 by Acoustic consultants Ltd

Transport assessment by Key transport consultants Ltd dated July 2013 including appendices

Design and Access statement by the Bush Consultancy dated 23^rd July 2013

External Lighting statement by Halcrow dated 22^nd July 2013

Preliminary ecological appraisal by Alec French architects dated September 2012

Biodiversity Enhancement Strategy dated October 2013 by the landmark practice

Construction Working Method statement dated October 2013 by the landmark practice

 

REASON: For the avoidance of doubt and in the interests of proper planning

 

9. The development hereby approved shall be carried out in accordance with the details and recommendations  of the biodiversity Enhancement Strategy and Construction Method statement dated October 2013 and produced by the landmark practice.

 

Reason: In order to protect wildlife within the vicinity of the site.

 

10. Prior to the occupation of any of the new buildings, the subject of this application, a car parking management plan shall be submitted to and approved by the local planning authority. The plan shall set out measures for ensuring that long stay parking on the site does not arise, as well as measures for dealing with offenders. The car parking shall at all times be managed in accordance with the approved plan.

 

REASON: To ensure that adequate parking provision exists on the site to accommodate forecast demand.

 

11. All 345 parking bays on the site, as indicated on the approved drawings, with the exception of the 50 space overspill parking area on the proposed reinforced grass area, shall be clearly permanently marked for each parking bay, before the beneficial use of any of the additional uses proposed on the site. All car parking spaces shall be provided before the beneficial use of any of the additional uses proposed on the site.

 

REASON: To ensure that individual parking bays can be readily identified, and in the interest of efficient use of sufficient parking provision.

 

12. 56 cycle parking spaces shall be provided in accordance with the approved drawings before the beneficial use of any of the additional uses proposed on the site.

 

REASON: In the interests of encouraging sustainable transport to the site.

 

13. Prior to the occupation of any of the new buildings, the subject of this application, details of the provision of the proposed community bus, its funding arrangements and its proposed route and timetabling shall be submitted to and approved in writing by the local planning authority. The Community bus shall be operated in accordance with the agreed routeing and timetabling, unless alternative arrangements are agreed by the local planning authority.

 

REASON; In the interests of encouraging use of sustainable transport modes to access the site.

 

14. Prior to the commencement of the development, details of the parking provision and fencing and gating arrangements for the secure police parking area shall be submitted to and agreed by the local planning authority.

 

REASON: In order to ensure that no parking spaces in the vicinity of the secure compound gates are obstructed.

 

15. Prior to the commencement of the development a construction traffic management plan shall be submitted to and approved by the local planning authority. Construction traffic shall be managed in accordance with the plan throughout the construction period. The plan shall include provision to restrict peak hour construction traffic to and from the site, as well as details of the routes proposed for access and egress for lorries.

 

REASON: In the interest of highways safety and local amenity.

 

16.No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:
1.    A preliminary risk assessment which has identified:

a)    all previous uses

b)   potential contaminants associated with those uses

c)    a conceptual model of the site indicating sources, pathways and receptors

d)   potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1)to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
3.    The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
4.    A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.
Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

REASON

Due to past site uses as a landfill site; construction could mobilise contaminants with the potential to pollute controlled waters.

 

17.No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

REASON

Due to past site uses as a landfill site; construction could mobilise contaminants with the potential to pollute controlled waters.

 

18.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 unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

REASON

Due to past site uses as a landfill site; construction could mobilise contaminants with the potential to pollute controlled waters.

 

19.Piling or any other foundation designs / investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

REASON
Piling or any other foundation designs / investigation boreholes using penetrative methods can result in risks to potable supplies from, for example, pollution / turbidity, risk of mobilising contamination, drilling through different aquifers and creating preferential pathways. Thus it should be demonstrated that any proposed piling will not result in contamination of groundwater.

 

20.No development shall commence until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, in accordance with the Flood Risk Assessment (Hydrock, Ref: R/2519/001, May 2013), has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include details of how the scheme shall be maintained and managed after completion.

REASON
To prevent the increased risk of flooding and ensure future maintenance of the surface water drainage system.

 

INFORMATIVE
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 is required for any proposed works (permanent or temporary) 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 483421 to discuss the scope of our controls.

INFORMATIVE
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
- 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.

INFORMATIVE

It is requested that the applicant investigate further with Wiltshire Councils highways department, the need for and practicalities of the installation of traffic lights at the junction of the A345 (Castle Road) and Butts road in order to ease both existing and increased traffic from the new campus development.