Agenda item

To consider the report of the City Development Manager.

The Assistant City Development Manager presented the application for the demolition of an existing garage building to be replaced with two residential units.

Mr Scarr spoke in support of the application. He raised the following points:-

• the scheme has been developed over the past six months with collaboration from the Council’s Planning Officer, the result being a scheme which complied with all planning policies and provided new quality family homes for the city.;
• theBendene Hotel has been in operation for many years and the current owners were looking to invest in the facilities to ensure that the listed building was well maintained and the hotel could continue to operate. Developing the land at the rear of the site provided income for the hotel and an opportunity for investment; 
• the new houses were designed to be built on the same footprint of the existing garage building. The ground floor was the same area as the existing building with the angle squared off at the front to make it slightly smaller, there was no increase in the built footprint. It replaced a post-war building that the planning and conservation team agreed had no historic or Architectural merit.  The argument that the approval of this scheme would set a precedent for future development to the rear of Richmond Road was not valid as the other sites did not have existing buildings to be replaced;
• there were some objections by local residents mostly relating to maintaining access to the rear car parks during the construction period. The suggested condition would involve the submission of a construction methodology statement to show how the works would be carried out whilst maintaining access to the other car parks;
• wealth of experience and a track record in designing in sensitive conservation areas, and on difficult urban sites such as this. Have successfully managed and delivered projects in far more difficult city centre locations than this and are very confident that the construction work involved when building this site would not impact the neighbours ability to use this access road;
• the applicant had met with the neighbours on site since the objections were raised. The issue of access was explained and it was also requested by a number of the neighbours that the side windows from the proposed building were removed. This has been done at their request;
• proposing a car free development which is supported by the Highways Officer and the Planning Officer. This approach is perfect for locations such as this, there would be no option for the residents to apply for parking permits and the central location would not create a need for them to own a car.  By removing a garage and replacing it with houses which do not have parking the traffic situation on this road has been removed; and
• no planning reasons to refuse this application.

Responding to Members, he stated that there was limited outdoor space of approximately 15 square metres and that, accordingly, every effort had been made to ensure that the design respected the setting of the hotel which was a Listed Building and its curtilage, the listed terrace as a whole and the Conservation Area.

The recommendation was for approval, subject to the conditions as set out in the report.

RESOLVED that planning permission for the demolition of an existing garage building to be replaced with two residential units be APPROVED, subject to the following conditions;-

(1)        The development to which this permission relates must be begun before 3 years from the date of this consent.

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 24 January 2018 (dwg no. 2184(11) 000 and 23 March 2018 (dwg nos 2184 (21) 000 rev C, 2184 (21) 001 rev C & 2184 (31) 002 rev A) as modified by other conditions of this consent.

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

(3)        Samples of the materials it is 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.

(4)        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:  To ensure the appropriate identification, recording and publication of archaeological and historic remains affected by the development.

(5)        No development shall take place, including any works of demolition, 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)    the parking of vehicles of site operative and visitors

b)    loading and unloading of plant and material;

c)    storage of plant and materials used in the constructing the development;

d)    the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

e)    wheel washing facilities;

f)          measures to control the emission of dust and dirt during construction;

g)    a scheme for recycling/disposing of waste resulting from demolition and construction works

h)    construction 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.

(6)        Prior to occupation of any dwelling hereby approved, details of provision for nesting swifts shall be submitted to and approved in writing by the Local Planning Authority in consultation with the RSPB. Upon written approval of the details, the scheme shall be fully implemented as part of the development and retained thereafter.

Reason: In the interests of preservation and enhancement of biodiversity in the locality.