Agenda item

To consider the report of the Assistant Director City Development.

(Report circulated)

Councillor Mrs Henson declared a personal interest as she knows the applicant.

Councillor Winterbottom declared a personal interest as he knows the applicant.

The Assistant Director City Development presented the application for 2/3 storey building comprising 14 self contained apartments, pedestrian access, parking and associated works at the Former Exeter and Middlemoor Service Station, Rydon Lane,  Exeter. The site extended to 2216 square metres, it had been cleared and had remained vacant for some time.

15 parking spaces were proposed to be located to the rear of the building with access provided off Quarry Lane. Cycle parking and an area of communal amenity space was also provided at the rear of the building. The materials to be used would be metal and render and there would be balconies on the front of the building.

The recommendation was for the application to be delegated to the Assistant Director City Development in consultation with the Chair to approve subject to the agreement of the arrangements for provision of affordable housing and the location of the refuse storage, the completion of a Section 106 Agreement and the conditions as set out in the report.

During discussion Members raised the issue of the affordable housing contribution, the materials to be used, the treatment of the two storey end elevation being more interesting and the use of the balconies for hanging washing and storage.

The Assistant Director City Development stated that the use of the balconies could not be dealt with through the planning system but he would feedback Members concerns to the applicant. 

RESOLVED that planning permission for 2/3 storey building comprising 14 self contained apartments, pedestrian access, parking and associated works be delegated to the Assistant Director City Development in consultation with the Chair of Planning Committee to approve subject to the agreement of the arrangements for provision of affordable housing, the location of the refuse storage, the treatment of the two storey end elevation and a Section 106 Agreement as detailed in the report and the following conditions:-

1)        C05  -  Time Limit - Commencement

2)        C15  -  Compliance with Drawings

3)        C17  -  Submission of Materials

4)        C35  -  Landscape Scheme

5)         Development shall not begin until a scheme for protecting the proposed dwellings from noise from Rydon Lane has been submitted to and approved by the Local Planning Authority, and all works which form part of the scheme shall be completed before any of the permitted dwellings are occupied.

            Reason:  In the interests of residential amenity.

6)         No part of the development hereby approved shall be occupied until the on-site car and cycle parking facilities as shown on drawing no.100571.AP(0)03G, together with any means of access thereto have been provided, allocated, surfaced and marked in accordance with the requirements of this permission. Thereafter the said facilities shall be retained for those purposes at all times.

Reason: To ensure that adequate facilities are available for the traffic attracted to the site and to encourage travel by sustainable means in accordance with Local Plan policy T3.

7)         Prior to the first occupation of any of the units hereby approved the road markings within the site entrance, and the warning signs, as shown on drawing no.100571.AP(0)03G shall be installed. Thereafter they shall be maintained in accordance with the approved details at all times.

            Reason: In the interests of highway safety.

8)         No other part of the development hereby approved shall be commenced until adequate areas shall have been made available within the site to accommodate operatives' vehicles, construction plant and materials in accordance with details that shall previously have been submitted to, agreed and approved in writing by the Local Planning Authority and retained for those purposes during the construction period.

Reason: To ensure that adequate facilities are available for the traffic attracted to the site during the construction period, in the interest of public safety.

9)        C57  -  Archaeological Recording

10)       The development hereby approved shall not commence until details of the proposed finished floor levels and overall ridge heights of the dwelling/building(s), in relation to an agreed fixed point or O.S datum have been submitted to, and been approved in writing by, the Local Planning Authority.

Reason: In the interests of the visual amenities of the area and the residential amenities of the occupants of surrounding properties.

11)       No development shall take place until a Wildlife Plan which demonstrates  how the proposed development will be managed in perpetuity to enhance wildlife has been submitted to and approved by the Local Planning Authority.  Thereafter the development shall be carried out entirely in accordance with the approved plan.

Reason: In the interests of protecting and improving existing, and creating new wildlife habitats in the area.

12)       No development shall begin until a scheme for generating a proportion of the energy requirement of the development from on-site renewable sources which reduce the predicted CO2 emissions by 10 per cent (or other proportion as agreed in writing), has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented before the building is brought into use and shall thereafter be maintained so that it provides the required level of generation.

Reason: To ensure that the scheme is developed in such a way as to reduce reliance on non-renewable energy sources and maximise energy efficiency in the interest of sustainable development.

13)       Construction work shall not take place outside the following times: 8am to 6pm (Monday to Fridays); 8am to 1pm (Saturdays); nor at any time on Sundays, Bank or Public Holidays.

            Reason: In the interests of the amenity of occupants of nearby buildings.

14)       If, during the development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing by the Local Planning Authority (LPA)) shall be carried out until the developer has submitted, and obtained written approval from the LPA for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall then be implemented as approved.

            Reason: To protect controlled waters.

15)       Prior to the commencement of the development hereby approved a drainage strategy for the disposal of surface water shall be submitted to and be approved in writing by the Local Planning Authority. Such strategy shall demonstrate how the disposal of surface water shall be managed to ensure that it does not mobilise any residual contamination on the site.

            Reason: To protect controlled waters.

In the event that the Section 106 Agreement is not completed within 3 months of the date of this committee meeting, authority be delegated to the Assistant Director City Development to refuse permission for the reason that inadequate provision has been made for the matters which were intended to be dealt within the Section 106 Agreement.

(Report circulated)