Agenda item

To consider the report of the City Development Manager.

The Principal Project Manager (Development) (MH) presented the application for the reconstruction and extension of building (including partial demolition and repair of remaining building fabric) following extensive fire damage to create a 74 bedroom hotel.

Members were circulated with an update sheet - attached to minutes.

The recommendation was for approval, subject to the conditions as set out in the report and amended, where appropriate, via the late list.

RESOLVED that listed building consent for the reconstruction and extension of building (including partial demolition and repair of remaining building fabric) following extensive fire damage to create a 74 bedroom hotel be APPROVED, subject to the following conditions:-

(1)        The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

            Reason: To ensure compliance with sections 91-92 of the Town and Country Planning Act 1990.

(2)        The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on 19^th October, 22^nd, 24^th, 29^th and 30^th November 2017 (including dwg. nos. (04)018 Rev A, (04) 016 Rev A, (04) 017 Rev A, (04) 000 Rev J, (04) 001 Rev H, (04) 002 Rev H, (04) 003 Rev H,  (04) 005 Rev H, (04) 006 Rev H,  (04) 007 Rev C, (04) 050, (05) 000 Rev E, (05) 002 Rev G, (05) 008, (06) 010 Rev A, (06) 011 Rev A, (06) 013 , (06) 014, (06) 015, (06) 016 Rev A, (06) 017 Rev A, (06) 018 Rev A, (06) 019 Rev A, (06) 021 Rev A, (06) 022 Rev A, (06) 0236 Rev B, (06) 024, (06) 025, (06) 026, (06) 030 Rev B, (06) 031 Rev A, (06) 032 Rev A, (06) 033, (20) 101 Rev C, (20) 102 Rev C, (20) 103 Rev B, (20) 104, (20) 105, (20) 106, (20) 108, (20) 109, (20) 110, (20) 111, (20) 200, (20) 201, (20) 301, (20) 302, (20) 401 Rev B, (20) 402 Rev B, (20_) 403 Rev B, (20) 404 Rev B, (20) 405 Rev C, (20) 406 Rev B,(20) 407 Rev A, (20) 408 Rev B, (20) 409 Rev A, (20) 410 Rev B, (20) 411 Rev B, (20) 412 Rev B, (20) 413 Rev A, (20) 414 Rev C, (47) 001, (20) 310, (20) 311, (20) 314, (21) 000, (21) 001 Rev A, (21) 002, (21) 003 and (21) 004) as modified by other conditions of this consent.

Reason: In order to ensure compliance with the approved drawings.

(3)        Pre-commencement condition: No development related works shall take place within the site until a written scheme of archaeological work has been submitted to and approved in writing by the Local Planning Authority. This scheme shall include on-site work, and off-site work such as the analysis, publication, and archiving of the results, together with a timetable for completion of each element. All works shall be carried out and completed in accordance with the approved scheme, unless otherwise agreed in writing by the Local Planning Authority.

Reason for pre-commencement condition: To ensure the appropriate identification, recording and publication of archaeological and historic remains affected by the development. This information is required before development commences to ensure that historic remains are not damaged during the construction process.

(4)        Pre-commencement condition: A Construction Environmental Management Plan (CEMP) shall be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of development on site and adhered to during the construction period. This should include details of monitoring and mitigation measures to control the environmental impact of the development during the construction and demolition phases, including site traffic and traffic routing, the effects of piling, and emissions of noise and dust. The CEMPs should contain a procedure for handling and investigating complaints as well as provision for regular meetings with appropriate representatives from the Local Authorities during the development works, in order to discuss forthcoming work and its environmental impact.

Reason for pre-commencement condition: In the interest of the environment of the site and surrounding areas. This information is required before development commences to ensure that the impacts of the development works are properly considered and addressed at the earliest possible stage.

(5)        Unless otherwise agreed in writing by the Local Planning Authority the development hereby approved shall be completed strictly in accordance with the approved drawings referred to in condition 2 and the following documents submitted as part of the application –

a.    Architectural Restoration Specification Fabric Repair Works Ref 8404RS dated August 2017

b.    Schedule of Works Fabric Repair Works Ref 8404SoW dated August 2017

c.    Window Schedule dated August 2017, and

d.    Door Schedule dated August 2017.

Reason: To protect and preserve the character of the listed building.

(6)        Samples of the materials it is intended to use externally in the construction of the development shall be submitted to the Local Planning Authority. No external finishing material shall be used until the Local Planning Authority has confirmed in writing that its use is acceptable. Thereafter the materials used in the construction of the development shall correspond with the approved samples in all respects.

Reason: To ensure that the materials conform with the visual amenity requirements of the area.

(7)        No construction/demolition work shall take place outside the following times: 8am to 6pm (Mondays to Fridays) 8am to 1 pm (Saturdays) nor at any time on Sundays, Bank or Public Holidays.

Reason: In the interests of residential amenity.

(8)        Pre-commencement condition: Prior to the commencement of the development hereby permitted, the kitchen ventilation system for the premises shall be installed in accordance with details previously submitted to and approved in writing by the Local Planning Authority. The details shall include drawings of the location and design of the system, and information on how odour emissions shall be controlled, including abatement if necessary, and how the system shall be maintained to ensure it does not adversely affect the amenity of surrounding uses.

Reason for pre-commencement condition: In the interests of the amenity of the area, especially nearby residential uses.

(9)       Prior to the installation of any new plant on the site, details of the plant shall be submitted to and approved in writing by the Local Planning Authority. The details shall include location, design (including any compound) and noise specification. The plant shall be designed such that the cumulative façade noise level at 1 m from the worst affected windows of nearby noise sensitive premises does not exceed L_Aeq,15min 39 dB during the daytime, and L_Aeq,15min 29 dB during the night as set out in Section 7 Conclusion of the Environmental Noise Survey Report ref 17262-R01-A dated 26 June 2017 prepared by Sandy Brown and submitted in support of the application. If the plant exceeds this level, mitigation measures shall be provided to achieve this in accordance with details to be submitted to and approved in writing by the Local Planning Authority. (All measurements shall be made in accordance with BS 4142:2014).

Reason: In the interests of the amenity of the area, especially nearby residential uses. These details are required pre-commencement as specified to ensure that the plant will not give rise to significant adverse impacts on the amenity of neighbouring receptors.

(10)    Details of the height, position, appearance and materials to be used in the construction of the proposed roof plant enclosure shall be submitted to and be approved in writing by, the Local Planning Authority prior to the installation of this element of the scheme.

Reason: To ensure that the details of the roof plant enclosure are appropriate in the interests of the character and appearance of the building and the wider locality.

(11)    Prior to the installation of any external lighting on the outside of the buildings or elsewhere on the site full details of the lighting scheme including the design, siting, illumination type and intensity shall be submitted to the Local Planning Authority for approval. Only lighting that has been approved in writing by the Local Planning Authority shall subsequently be installed on the premises.

Reason: To ensure that the impact of any lighting installed on the premises is acceptable in terms of its impact on the character and appearance of the listed building and the wider conservation area.

(12)    Prior to the installation of any new fenestration (doors/windows) large scale details, including sections to a scale of not less than 1:20, of the proposed windows/doors, along with confirmation of materials and finishes, shall be submitted to and be approved in writing by the Local Planning Authority. Thereafter the works shall be carried out strictly in accordance with the approved details.

Reason: To protect and preserve the character of the listed building.

(13)    Prior to the commencement of the tanking works to the basements details, including sections to a scale of not less than 1:20, demonstrating the method of fixing and installation of the proposed membrane to existing built fabric shall be submitted to and be approved in writing by the Local Planning Authority. Thereafter the tanking works shall be carried out strictly in accordance with the approved details.

Reason: To protect and preserve the character of the listed building.

(NOTES: At this point in the meeting, Councillor Denham declared a non-pecuniary interest in the following item and left the meeting during consideration thereof, and did not return. 

Councillor Edwards also left the meeting at this point)