Agenda item

RECOMMENDATION:  Approval subject to conditions

WARD:  Southgate

NOTED

1.  An amendment to the officer’s recommendation to reflect that this was an LBE Council application.

2.  Representations on behalf of The Wells Residents Association were reported. They raised the following points:

a.  Concern over the effect of increased number of vehicles exiting the site via The Wells which would be detrimental to vehicle / pedestrian safety without traffic calming measures being introduced to limit speed.

b.  Concern that there was insufficient parking to serve the expanded facility which would lead to overspill parking and congestion on surrounding roads.

c.  The opportunity to maximise parking on the site had not been taken as more of the landscaped frontage could be set aside for parking which would reduce the impact on surrounding roads.

3.  Environmental Health had no objection, subject to a condition regarding no impact piling.

4.  Additional conditions in relation to levels of works to maintain trees and amended parking layout to provide pedestrian routes.

5.  The advice of the Traffic and Transportation Officer in respect of parking in The Wells.

6.  The unanimous support of the Committee to accept the officers’ recommendation.

AGREED that in accordance with Regulation 3 of the Town and Country Planning (General) Regulations 1992, planning permission be deemed to be granted, subject to the conditions set out in the report and additional conditions below, for the reasons set out in the report.

Additional Conditions

Plan Nos

The development hereby permitted shall be carried out in accordance with the following approved plans: 1281.01_A; 3796 (P) 112; 3796 (P) 113; 3796 (P) 114; 3796 (P) 115; 3796 (P) 116; 3796 (P) 117; 3796 (P) 118; 3796 (P) 119; 3796 P100; 3796 P 101.

Levels

The development shall not commence until plans detailing the existing and proposed ground levels including the levels of any proposed buildings, roads and/or hard surfaced areas have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

Reason: To ensure that levels have regard to the level of surrounding development, gradients, and surface water drainage as well as existing trees and vegetation.

Works in Proximity to Retained Trees

Prior to any construction work commencing on the enlarged parking area to the front of the Leisure Centre, details of a construction methodology detailing the extent and nature of works proposed within 5 metres of the trunk of existing trees shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed methodology.

Reason:  In order to safeguard the health and retention of existing trees in the interests of the visual amenities of the surrounding area.

Details of Construction of Retaining Wall

Prior to any construction work commencing on the enlarged parking area to the front of the Leisure Centre, detail of the foundation for and construction of the retaining wall shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed methodology.

Reason:  In order to safeguard the health and retention of existing trees in the interests of the visual amenities of the surrounding area.

Amendment to Parking Layout

Prior to any development commencing, details of a pedestrian route through the middle row of parking spaces in the proposed parking layout should be submitted to and approved by the Local Planning Authority. The parking area shall be constructed in accordance with these revised details and thereafter retained.

Reason:  In the interests of pedestrian safety and to improve accessibility.

Tree Protection

For the duration of the construction period all trees and shrubs shown on the approved plans and application as being retained shall be protected by fencing a minimum height of 1.2 metres at a minimum distance of 5 metres (unless otherwise agreed in writing) from the existing planting. No building activity shall take place within the protected area. Any tree or shrub which dies or is damaged during the construction period shall be replaced.

Reason:  To protect existing planting during construction.

Landscaping / Replacement Planting

The development shall not commence until details of trees, shrubs and grass to be planted on the site have been submitted to and approved in writing by the Local Planning Authority. The planting scheme shall be carried out in accordance with the approved details in the first planting season after completion or occupation of the development whichever is the sooner. Any planting which dies, becomes severely damaged or diseased within five years of planting shall be replaced with new planting in accordance with the approved details.

Reason:  To provide a satisfactory appearance and ensure that the development does not prejudice highway safety.

Impact Piling (see EH response)

No impact piling shall take place without prior written approval of the Local Planning Authority.

Reason:  In the interests of residential amenity.