Archived decisions

Contact: Peter Chadwick, ext 6728 email: [email protected]

1. Introduction

1.1 The final views of Southern Water and Winchester City Council were received after the finalisation of the Committee Report, therefore this Supplementary Report is to communicate the formal comments to the Committee.

2. Southern Water

2.1 As stated in paragraph 4.9 of the Committee Report, additional information has been provided to Southern Water on anticipated water usage following the refurbishment works, indicating that there would be a significant reduction in foul flows. Southern Water has responded that it would encourage such initiatives and so reduce water usage in the offices and the consequent discharge of foul effluent, and as the proposals could result in a net reduction in flow to the foul sewer they would not be opposed to this development.

3. Winchester City Council

3.1 As stated in paragraph 4.1 of the Committee Report, Winchester City Council considered the application at its meeting on 26 October 2006, and resolved to raise no objection subject to conditions and raising issues it wishes the County Council to address. The formal response has now been received following this meeting confirming there is no objection and specifying the recommended conditions (attached as an appendix) and the issues it wishes to be addressed.

4. Conditions

4.1 These proposed conditions are reasonable, and where not included within the proposed conditions in the Committee Report, it is considered that they should be incorporated into the recommendation.

5. Issues

5.1 The issues that Winchester City Council wish to see addressed are as follows:

(i) `That the Construction Management Plan and Construction Travel Plans are fully implemented and regularly reviewed to ensure that so far as possible minimal disruption is caused to the free-flow of traffic on Sussex Street and all surrounding roads, public car parking provision is not prejudiced and local amenity is maintained and that adherence to such provisions is enforced.'

This is reasonable, and can be included in the conditions.

(ii) `That, before development commenced, the amount of parking being proposed in the development is considered and if necessary revised as part of any review of parking strategy for the city that is undertaken as part of the Winchester Access Plan of the 2006-2011 Local Transport Plan.'

The only parking proposed is that existing within the bottom three decks below podium level. It is not considered this needs reviewing at this stage, although car parking provision will be an aspect of the Travel Plan required by condition.

(iii) `That the proposed improved cycle parking provision incorporates an appropriately sized and sited cloakroom, including shower facilities, to encourage cycle use.'

This is covered in the proposed condition requiring further details.

(iv) `That the selection of non-reflective materials be required for the roof level structure.'

This is covered in the proposed condition requiring approval of materials.

(v) `The link between Elizabeth II Court and Ashburton Court does not relate well to the connecting buildings in terms of architectural style and materials. There are also structural concerns in that the remaining lower portion of the existing walkway seemingly lacks support. The walkway and the new stepped access link appear to lack detail in that the different form of the two units, one horizontal and the other sloping, do not visually blend well together. The loading bay does not relate well to the adjoining buildings, detail is lacking and there are inconsistencies between drawings.'

Whilst there are differences in architectural style it is not agreed that they do not relate well to each other. However, there is the need for additional detail and this is included in the proposed condition.

(vi) `A method statement relating to the removal of the rear wall should be produced showing how this is to be achieved, with details of the reinstated window and wall. In addition it would be useful if the reasoning why the lower door cannot be used to form a new access should be detailed.'

This is included in the proposed condition requiring further details.

(vii) `No objection in principle to the re-modelled Elizabeth II entrance. The works to the steps are acceptable subject to a method statement showing how the works are to be carried out. It is considered, however, that the access ramp should be as short as possible and that a second ramp should be constructed so that the symmetry of the courtyard is maintained. The ramp itself should curve so that it becomes part of the overall design scheme and not as a later addition. Details of the new railings will be required. The trees proposed appear inappropriate in the indicated positions and should be deleted from the scheme.'

It is considered that the ramp is appropriate as designed and that a second ramp is unnecessary. The need for additional details is included in the proposed conditions, and the scheme has already been amended to remove the trees.

(viii) `The Travel Plan should look to set more demanding targets which should reflect the anticipated reduction in on-site parking which will immediately displace a considerable number of cars. The proposal to locate visitor cycle parking in the public parking area should be reviewed, as parking should be provided as close to the destination as possible. The opportunity should be taken to incorporate new cycle parking within the redeveloped `top deck' area.'

This is included in the proposed condition requiring further details.

6. Conclusion

6.1 The conditions recommended by Winchester City Council are reasonable, and whilst most are covered by the conditions recommended in the report, the additional conditions should be incorporated. With regard to the issues raised, again in the most part these are reasonable and are covered in their recommended conditions, or can be an added condition.

Schedule of Conditions

Time Limits

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.

Reason: To comply with Section 91(as amended) of the Town and Country Planning Act 1990.

Hours of Working

(2) During development no machinery shall be operated, no process or works shall be carried out and no deliveries taken or dispatched, including works of demolition or preparation prior to operations at the site except between the hours of 0800 and 1800 Monday to Friday and 0800 and 1300 on Saturday and at no time on Sunday and bank holidays, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect the amenities of the occupiers of the nearest properties.

Details

(3) No development shall take place until details and samples of the materials to be used for the construction of the external surfaces of the development hereby permitted 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 to secure a satisfactory development.

(4) No development shall take place until plans and particulars showing the detailed proposals for all of the following aspects of the development have been submitted to and approved in writing by the Local Planning Authority:

(i) the design of the podium elevations including ventilation grillage to the car park decks;

(ii) the design of the new entrance to Sussex Street;

(iii) the design of the link from Queen Elizabeth II Court, including a method statement relating to the removal of the rear wall and details of the reinstated window and wall;

(iv) details of the provisions to be made for servicing the development including the storage and disposal of all waste material;

(v) details of the siting, external appearance and materials to be used for any statutory undertakers' or service providers' equipment such as electricity sub-stations, gas governors or telecommunications equipment;

(vi) the design, including surfacing materials, handrails, lighting and signs for disability access arrangements from Queen Elizabeth II Court and Sussex Street; and

(vii) the design and siting of cycle parking provision which should have regard to the convenience of users in the interests of maximising its usage.

Development shall be carried out in accordance with the approved details.

Reason: In the interests of visual amenity and to secure a satisfactory development.

Highways

(5) A Full Travel Plan shall be submitted to the Local Planning Authority for approval in writing and agreed prior to the full re-occupation of the Ashburton Court buildings. The Travel Plan shall include the implementation of associated measures, initiatives and monitoring processes. The measures agreed shall be implemented within six years of re-occupation. The travel surveys and plan reviews are to be undertaken every two years for six years.

Reason: To minimise trip generations associated with the development by the private car and encourage the use of alternative means of travel in compliance with the aims and objectives of PPG13.

(6) The details set out in the Construction Method Statement and the Construction Travel Plan shall be fully implemented and regularly reviewed to minimise disruption to the free-flow of traffic on Sussex Street and surrounding roads, minimise disruption to public car parking and protect local amenity.

Reason: To minimise disruption to road users and local residents.

Noise and Dust

(7) No development shall take place until a scheme for limiting the emission of noise and dust from the demolition and construction activities on the site has been approved in writing by the Local Planning Authority. The scheme shall be implemented as approved for the duration of the refurbishment works.

Reason: To protect the amenities of the occupiers of the nearby properties.

Landscaping

(8) Within six months of the date of this consent, details of the hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority. These details shall include the following:

(i) the materials to be used for paved and hard surfaces;

(ii) minor artefacts and structures (eg street furniture, railings, refuse or other storage units, signs, lighting, etc);

(iii) schedule of planting, including species, planting sizes and proposed numbers/density; and

(iv) an implementation programme.

Reason: To ensure that due regard is paid to the amenity, educational and nature conservation benefits afforded by the continuing enhancement of the natural landscape features.

(9) All hard and soft landscaping works shall be carried out in accordance with the approved details. The works shall be carried out before the buildings are occupied in accordance with the approved implementation programme. If within a period of five years after planting any tree or plant is removed, dies, or becomes seriously damaged, defective or diseased, another tree or plant of the same species and size as that originally approved shall be planted at the same place, within the next planting season, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

(10) The trees to be retained shall be protected during building operations by the erection of protective fencing in strict compliance with the requirements of the Local Planning Authority relating to their protection. The existing trees shall not be lopped, topped, felled or destroyed without the prior approval in writing of the Local Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

Nature Conservation

(11) There shall be no removal of trees or clearance of shrubs within the bird nesting season (1 March to 31 August inclusive).

Reason: To ensure no harm to breeding birds.

(12) The mitigation measures for swifts, common nesting birds and bats set out in the conclusions of the Ecological Report shall be implemented prior to the occupation of the buildings.

Reason: In the interests of nature conservation.

Advice Note: Mitigation for the temporary loss of residents' on-street parking should be provided.

APPENDIX

Conditions Recommended by Winchester City Council

1. During development no machinery shall be operated, no process or works shall be carried out and no deliveries taken or dispatched, including works of demolition or preparation prior to operations at the site, except between the hours of 0800 and 1800 Monday to Friday and 0800 and 1300 on Saturday, and at no time on Sunday and bank holidays, unless otherwise agreed in writing by the Local Planning Authority.

2. No development shall take place until a scheme for limiting the emission of noise and dust from all demolition and construction activities on the site has been approved in writing by the Local Planning Authority. Development shall not commence until the measures approved in the scheme have been fully implemented.

3. No development shall take place until details and samples of the materials to be used for the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

4. No development shall take place until plans and particulars showing the detailed proposals for the following aspects of the development shall be submitted to and approved in writing by the Local Planning Authority:

(a) the design of podium elevations including ventilation grillage to the car park decks;

(b) the design of the new entrance on Sussex Street;

(c) the design of the link from Queen Elizabeth II Court, including a method statement relating to the removal of the rear wall and details of the reinstated window and wall;

(d) details for the provisions to be made for servicing the development, including the storage and disposal of all waste material;

(e) details of the siting, external appearance and materials to be used for any statutory undertakers' or service providers' equipment such as electricity sub-stations, gas governors or telecommunications equipment;

(f) the design, including surfacing materials, handrails, lighting and signs for disability access arrangements from Queen Elizabeth II Court and Sussex Street; and

(g) the design and siting of cycle parking provision which should have regard to the convenience of users in the interests of maximising its usage.

The approved details shall be carried out as so approved and fully implemented before the buildings are occupied:

5. The Framework Travel Plan provisions shall be expanded into a fully detailed Travel Plan with clear strategies and targets set to comprehensively address the effects of the projected reduction of on-site car parking, and such details shall be submitted to and approved in writing by the Local Planning Authority before the development is first occupied.

6. No development shall take place until details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include the following, as relevant:

(a) hard surfacing materials;

(b) minor artefacts and structures (eg street furniture, railings, refuse or other storage units, signs, lighting, etc);

(c) soft landscape details shall include, as relevant, planting plans, schedules of plants, noting species, planting sizes and proposed numbers/densities, and implementation programme.

7. All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out before the use hereby permitted is commenced and prior to the completion of the development or in accordance with the programme agreed with the Local Planning Authority. If within a period of five years after planting any tree or plant is removed, dies or becomes seriously damaged defective or diseased, another tree or plant of the same species and size as that originally approved shall be planted at the same place, within the next planting season, unless the Local Planning Authority gives its written consent to any variation.

1140/PDC