Agenda item

To consider the report of the Head of Planning Services.

 

(Report circulated)

The Head of Planning Services presented the application for planning permission for  redevelopment to provide student accommodation, bin/cycle storage, ancillary offices, parking, altered access to highway and associated works; and the application for conservation area consent for demolition of buildings.

 

The building would accommodate 123 units comprising of 24 cluster flats and 11 studio flats, there would be a common room, laundry room and 24 hour management on site. This was a car free development with two parking spaces, one for the disabled and one for the on-site Manager; there would be 1 to 1 cycle storage. There was one sole front entrance proposed. The applicants would require the students to enter into a tenancy agreement which would not allow them to bring a car.

 

The height and massing of the proposal was similar to that of a previous approval on the site for 27 flats and reflected the existing building, a new lay-by was proposed at the front of the site which would be used for the delivery of the construction materials, a drop-off point for students and a bus stop. The students would be given a timetable for arrival at the start of each term to avoid congestion.

 

The Head of Planning Services informed Members that the views of the Head of Environmental Services were still awaited and any condition regarding noise that he required should be delegated to the Head of Planning Services.

 

Further to a request from the Members of the Area Working Partyregarding sustainable energy generation issues, the applicant had responded pointing out that the modular form of construction reduced overall energy consumption in the construction process significantly and the ongoing energy needs of the building and that the lightweight nature of the construction reduced foundation requirements. With regards sustainable energy generation, the applicant had indicated a willingness to consider solar energy use through the detailed design stage. The Head of Planning Services confirmed that a further condition was recommended to cover this issue.

 

A  revised section drawing had been received which indicated that the existing boundary fence between the site and the adjacent property, coupled with the intervening garage and proposed treatment of the amenity area, would ensure that there was no significant adverse amenity impact upon the neighbouring residential properties.

 

The Head of Planning Services stated that the recommendation was for approval subject to a Section 106 Agreement, the conditions as per the circulated report; additional conditions regarding means of control over the use of the pedestrian access from both Salem Place and Silver Lane; requirement for an Energy Assessment and means of enclosure of the communal space; and subject to the views of the Head of Environmental Services, a noise condition should it be required be delegated to the Head of Planning Services.

 

The recommendation for the conservation area consent was for approval subject to the conditions as per the circulated report and an additional condition to restrict the times of demolition and to control dust.

 

Councillor Branston, having given notice under Standing Order No. 44, spoke on this item. He raised the following points:-

• the proposal was very similar to the previous application on the site which had been refused for reasons of its siting, size, massing, height and design which constituted overdevelopment
• would have an adverse impact on the street scene
• the proposal had an unsatisfactory relationship with other buildings in the area
• living options had expressed concerns regard the inadquate doors to the toilet facilities for the disabled on level 1.5
• the height dwarfed the Georgian buildings to the rear
• the management agreement was worthless and would not prevent anti-social behaviour
• there was an on going problem of blue water in the nearby Belmont House, but the Contaminated Land Risk Assessment stated that ‘No risk to controlled waters is expected.’ This development would make the problem worse
• this proposal was overdevelopment and inappropriate for a conservation area
• asked the Committee to refuse the application.

 

The Head of Planning Services confirmed that the doors on level 1.5 would be widened in accordance with the Disability Discrimination Act regulations.

 

Mr S Trafford (applicant) spoke in support of the application. He raised the following points:-

• Unite had been in operation since 1999 providing purpose built managed student accommodation
• managed over 40,000 beds in 30 university cities through the country
• already had a successful operation in Exeter since 2002 providing student accommodation at Northernhay House
• this was a central location
• there would be on site management
• the students would be required to enter into a tenancy agreement that would not allow them to bring a car
• the building would be sustainably constructed which would reduce the construction period
• were investigating the use of solar power
• this development would provide much need student accommodation thus freeing up properties for use by families in the city.

 

In answer to a Member’s question, Mr Trafford confirmed that it was anticipated that this proposal could potentially free up 30 to 40 properties for family use that would otherwise be occupied by students. He confirmed that the modular process reduced the waste that was generated during construction.

 

Members welcomed this purpose built student accommodation as this would in turn free up houses for occupation by local families, although they raised concerns regarding the occupation of the building in the vacations and what would happen if student numbers did not meet those anticipated.

 

The Head of Planning Services stated that he would endeavour to secure a clause in the Section 106 agreement limiting use of the accommodation during the vacation and, should the accommodation not be let to students the building could be adapted to provide residential accommodation.

 

RESOLVED that planning permission for a redevelopment to provide 123 units of student accommodation (6 storeys maximum), bin/cycle storage, ancillary offices, parking, altered access to highway and associated works be approved, subject to completion of a Section 106 Agreement in relation to management of the accommodation, highway matters (including phasing of works), a contribution of £15,400 towards the provision/improvement of adult leisure provision off site and a contribution to any new or revised traffic orders, the Head of Planning Services to endeavour to secure a Section 106 agreement regarding vacation lets, with any noise condition required by the Head of Environmental Health Services delegated to the Head of Planning Services and subject to the following conditions:

 

1)         C05  -  Time Limit - Commencement

 

2)         C15  -  Compliance with Drawings

 

3)         C12  -  Drainage Details

 

4)         C17  -  Submission of Materials

 

5)         C35  -  Landscape Scheme

 

6)         C70  -  Contaminated Land

 

7)         No part of the development hereby approved shall be brought into its intended use until the visibility splays, on-site parking, turning, loading and unloading facilities and any means of access have been provided 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.

 

8)         The development shall not commence until the applicant or successor in title has given the Local Planning Authority two weeks notice of the commencement of site works and such notice has expired. Access shall be given at all reasonable times to the Local Planning Authority's Archaeology Officer or nominated representative to inspect the works before new foundations or services are laid, unless the Local Planning Authority dispenses with this requirement in writing. Where the Local Planning Authority requires further archaeological work to be carried out, the developer shall make arrangements for this work to take place before foundations or services are laid, in accordance with details agreed in writing with the Local Planning Authority.

Reason:  To ensure the appropriate opportunity is afforded for identification, recording and publication of archaeological and historic remains affected by the development.

 

9)         The development hereby approved shall not commence until details of the proposed finished floor levels and overall ridge heights of the building 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.

 

10)       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.

 

11)       No part of the development hereby approved shall be commenced until adequate areas have been made available within the site to accommodate operatives' vehicles, construction plant and materials during the construction period in accordance with a detailed Construction Management Plan that shall previously have been submitted to, agreed and approved in writing by the Local Authority.

Reason:   In the interests of public safety and to avoid obstruction of and damage to the adjoining highway.

 

12)       Prior to the commencement of the development hereby approved a scheme of phasing for the implementation of the development shall be submitted to, and be approved in writing by, the Local Planning Authority.

Reason:  To ensure that the development is implemented in a logical and appropriate manner in the interests of the amenity of the area

 

13)       Prior to the commencement of the development hereby approved details of all plant and machinery associated with the building and its use shall be submitted to, and be approved in writing by the Local Planning Authority. The submitted information shall include details of the siting, appearance and noise levels associated with the equipment.

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

 

14)       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 residential amenity.

 

15)       Prior to commencement of the development details of the means of control over the use of the pedestrian accesses to the site from both Salem Place and Silver Lane shall be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the main access to the building is via the controlled and permanently staffed access from Blackboy Road in the interests of the residential amenity of the occupants of adjoining residential properties.

 

16)       No development shall begin until an Energy Assessment of the proposal, and a scheme for generating a proportion of the predicted energy requirement of the development from on-site renewable sources, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented before the accommodation is brought into use and shall thereafter be maintained so that it provides the required level of generation.

            Reason: In the interests of sustainable development

 

17)       Prior to the commencement of the development specific details of the means of enclosure surrounding the communal space shall be submitted to, and be approved in writing by the Local Planning Authority. Thereafter the agreed means of enclosure shall be permanently retained in situ unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interest of the residential amenities of the occupants of adjacent properties.

 

18)       Prior to the commencement of the development hereby approved details of the design and scale of the proposed railings to be used as means of enclosure around the site shall be submitted to, and be approved in writing by, the Local Planning Authority.

Reason: In the interests of the visual amenities of this part of the Conservation Area.

 

In the event that the legal agreement is not concluded within 6 months of the date of the Committee resolution delegated authority be granted to the Head of Planning Services to Refuse permission for the reason that in the absence of a Section 106 agreement, inadequate provision is made for management of the accommodation, a contribution to off-site adult leisure provision, highway works, and payment by the developer of the cost of any new or revised traffic orders.

 

RESOLVED that conservation area consent for demolition of buildings be approved subject to the following conditions:

 

1)         C08  -  Time Limit - L.B. and Conservation Area.        

 

2)         The demolition hereby approved shall not be carried out until a building contract has been entered into for the erection of the replacement building permitted by planning permission no. 07/2502/03 and satisfactory evidence to that effect has been produced to the Local Planning Authority.

Reason:  In the interests of the appearance of the Conservation Area.

 

3)         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. Prior to any works of demolition commencing details of the means to minimize dust dispersal generated by the demolition works shall be submitted to, and be approved in writing by, the Local Planning Authority.

            Reason:In the interests of residential amenity.

 

(Report circulated)