Agenda item

Planning Application No. 16/0063/16 - Land at Millbrook Lane (formerly Millbrook House), Exeter

To consider the report of the Assistant Director City Development.

 

Minutes:

The Project Manager (Planning) (GM) presented the application for a four/five storey, age restricted Extra Care scheme consisting of 53 flats including a combination of one and two bed units with associated communal areas to include dining and lounge areas, day spa/treatment room and landscaped gardens

 

Mr Smith spoke against the application. He made the following points:-

 

  • accept principle of development, as do the residents of City Glades, but consider the development to be too high and a petition of 58 signatures has been submitted;
  • the height in relation to my property, which is less than four metres from the development, will be overbearing and an oppressive presence and will result in the loss of light;
  • a three storey structure is considered excessive;
  • traffic problems will occur on Millbrook Lane as a result of this development as well as that of the retirement village as a whole’
  • the crossover junction near Old School House and entrance to the retirement village will be particularly problematic. Mill Lane is the main entry into the developments and is inadequate to cope with two way traffic;
  • traffic safety will be compromised, particularly for young people, the elderly and those with wheelchairs; and
  • cyclists will also be at risk.

 

Responding to a Member’s question, he stated that he had not received early notification of this development proposal.

 

Ms Osmundsen spoke in support of the application. She made the following points:-

 

  • the projected population growth in Exeter shows there will be an increase of 7,000 older people by 2030, with a 35% increase within the 85+ age group.  In 2008, the Devon Commissioning Strategy for Extra Care Housing identified a need for 150 units in Exeter. There are currently no extra care housing schemes in Exeter and this need will have grown in the last seven years;

·         St Loyes will be the first extra care for the City and set the standard for exemplar building design;

·         this scheme will deliver a low energy Passivhaus design, healthy building design and a climate ready design based on weather predictions up to 2080, for the benefit and comfort of the residents;

·         the design has been informed from over 20 site visits to extra care facilities around the UK;

·         a consultation event was organised in December 2015 and over 50 local residents attended; 

·         traffic and access - the traffic and access for this scheme was considered as part of the outline application and the Highways Authority stated that Millbrook Lane is adequate for this development; 

·         car parking - a total of 18 parking spaces will be provided for residents, visitors and staff of the scheme a number considered appropriate by County Council highways, taking into account the operational use of similar developments across Devon;

·         concerns were raised regarding the proposed parking spaces located in front of two homes within the City Glade development. In order to mitigate this concern, the number of spaces in this location were reduced, with six spaces relocated to the northern part of the site to lessen the impact;

·         Overlooking - Concerns with regard to overlooking have been addressed by ensuring the windows in the north and south elevations either contain obscured glass or are located at a high level; 

·         massing/size of the building - it was appreciated that, given the limited size of the site and the accommodation required, this was a dense development. This had been mitigated within the design by stepping down the north and south elevations closest to neighbours and introducing a palette of textures and finishes to the elevations along with external planting; and 

·         the development is designed to strike a balance between creating the best opportunity for extra care residents, by making the most of the land, while also being sensitive to existing residents and the surrounding environment.

 

RESOLVED that planning permission for a four/five storey age restricted Extra Care scheme consisting of 53 flats including a combination of one and two bed units with associated communal areas to include dining and lounge areas, day spa / treatment room and landscaped gardens be APPROVED, subject to the following conditions:-

 

1)

C05  -  Time Limit - Commencement

 

2)

A detailed scheme for landscaping, including the planting of trees and/or shrubs, the use of surface materials and boundary screen walls and fences shall be submitted to the Local Planning Authority and no development shall take place until the Local Planning Authority have approved a scheme;  such scheme shall specify materials, species, tree and plant sizes, numbers and planting densities, and any earthworks required together with the timing of the implementation of the scheme. The landscaping shall thereafter be implemented in accordance with the approved scheme in accordance with the agreed programme.

Reason: To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity.

 

3)

No development shall take place until a Construction and Environment Management Plan (CEMP) has been submitted to, and approved in writing by, the Local Planning Authority. Notwithstanding the details and wording of the CEMP the following restrictions shall be adhered to:

a) There shall be no burning on site during demolition, construction or site preparation works;

b) Unless otherwise agreed in writing, no construction or demolition works shall be carried out, or deliveries received, outside of the following hours: 0800 to 1800 hours Monday to Friday, 0800 to 1300 on Saturdays, and not at all on Sundays and Public Holidays;

c) Dust suppression measures shall be employed as required during construction in order to prevent off-site dust nuisance.

d) Site hoarding shall be kept clear of graffiti and fly-posting.

The approved CEMP shall be adhered to throughout the construction period.

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

 

4)

No part of the development hereby approved shall be commenced until adequate areas shall have been made available within the site (if not otherwise agreed in writing by the Local Planning Authority) 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 the construction period.

Reason: To minimise obstruction of and damage to the adjacent highway, in the interest of public safety. 

 

5)

If not otherwise agreed with Local Planning Authority in writing samples of the materials that are intended to use externally in the construction of the development shall be submitted to the Local Planning Authority and the development shall not be started before their approval is obtained in writing and 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.

 

6)

No development shall take place on site until a full investigation of the site has taken place to determine the extent of, and risk posed by, any contamination of the land and the results, together with any remedial works necessary, have been agreed in writing by the Local Planning Authority. The building(s) shall not be occupied until the approved remedial works have been implemented and a remediation statement submitted to the Local Planning Authority detailing what contamination has been found and how it has been dealt with together with confirmation that no unacceptable risks remain.

Reason:  In the interests of the amenity of the occupants of the building hereby approved.

 

7)

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 14/01/16 (dwg. no(s). 8510 PL002, 8510 PL100, 8510 PL101, 8510 PL101, 8510 PL103, 8510 PL104, 8510 PL105, 8510 PL600, 8510 PL601, 8510 PL602, 8510 PL600, 8510 PL600, 8510 PL600, 8510 PL600, 8510 PL600, 8510 PL600, 8510 PL603, 8510 PL604, 8510 PL605, 8510 PL607, 8510 PL802, 8510 PL901, 8510 PL902, 8510 PL903, 8510 PL910, Landscape Plan, Landscape Statement, Tree Constraints Plan, Tree Survey, Tree Protection Plan, Ecological Report, Current Site Topographical Plan, Commercial Kitchen Information, External Lighting Strategy, Noise Assessment – External Plant Report, 24432-600 ver 2, 24432-601 ver 2, Ground Contamination Statement, Drainage and SUDS Strategy Report, Planning, Design and Access Statement with Appendices.

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

 

8)

In the event of failure of any trees or shrubs, planted in accordance with any scheme approved by the Local Planning Authority, to become established and to prosper for a period of five years from the date of the completion of implementation of that scheme, such trees or shrubs shall be replaced with such live specimens of such species of such size and in such number as may be approved by the Local Planning Authority.

Reason:  To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity and overlooking.

 

9)

A detailed scheme for lighting including fixtures and time of use shall be submitted to the Local Planning Authority and work shall not be carried out on this scheme shall not start until the Local Planning Authority have approved a scheme. The lighting scheme shall thereafter be implemented in accordance with the approved scheme if not otherwise been agreed with the Local Planning Authority.

Reason:  To safeguard the rights of control by the Local Planning Authority in these respects and in the interests of amenity.

 

10)

No part of the development hereby approved shall be occupied until the on-site cycle and vehicular parking facilities (as indicated in the proposed site block plan) have been provided surfaced and marked out in accordance with details that shall be approved in writing by the Local Planning Authority and retained for that purpose at all times.

Reason: To ensure that adequate facilities are available for the traffic attracted to the site.

 

11)

Unless otherwise agreed, construction/demolition work shall not take place outside the following times: 8am to 6pm (Mondays to Fridays); 8am to 1pm (Saturdays); nor at any time on Sundays, Bank or Public Holidays.

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

 

12)

Any individual dwelling hereby approved shall achieve Code for Sustainable Homes (CSH) Level 4 in respect of Energy and CO2 Emissions including a 44% CO2 emissions rate reduction from Building Regulations Part L 2006 as a minimum, in accordance with the requirements of the Code for Sustainable Homes 2006, the Code for Sustainable Homes Technical Guide November 2010 and the Code Addendum May 2014 (or such equivalent standard that maybe approved in writing by the Local Planning Authority) and Exeter Core Strategy Policy CP15.

Reason: In the interests of sustainable development.

 

13)

Prior to commencement of development the developer shall submit to the Local Planning Authority an assessment to show how the requirements of condition 12 above will be met.  The measures set out in that assessment shall subsequently be implemented prior to the occupation of development.

Reason: To ensure that the proposal complies with Policy CP15 of Council's Adopted Core Strategy and in the interests of delivering sustainable development.

 

 

 

Supporting documents: