Agenda item

Erection of a retail store (Class E) with associated car parking, landscaping and other infrastructure.

 

The Principal Planning Officer outlined the report.  He informed Members that

in relation to the local labour agreement, specifically at condition 18, the end user had indicated that they had a strict tendering process for the construction phase and as such could not give preference to local construction firms. It was therefore considered appropriate to reword condition 18 to relate to the operation of the food store as these jobs would be of a more permanent basis and accordingly the condition was reworded to include the operational phase.

 

RESOLVED:

 

To Grant Planning permission subject to Conditions.

 

Conditions

 

1          The development must be begun not later than three years beginning with the date of this permission.

 

 

2          This permission shall be read in accordance with the following plans:

 

            Location Plan Dwg No. 18036 SGP C4 XX DR A 131001 Rev B

            Site Plan Dwg No. 18036 SGP C4 XX DR A 131000 Rev C

            Drainage Plan Dwg No. TEAL-BSP-ZZ-XX-DR-C-219 P07

            Floor Plan Dwg No. 18036 SGP C4 XX DR A 131100

            Elevation Plan Dwg No. 18036 SGP C4 XX DR A 131102 Rev A

            Roof Plan Dwg No. 18036 SGP C4 RL DR A 131101

            Landscaping Plan Dwg No. 18036 SGP C4 XX DR A 131003 Rev B

            Hard Landscaping Plan 18036 SGP C4 XX DR A 131002 Rev C

           

 

            The development shall thereafter be undertaken in accordance with these plans.

 

3          The total amount of net retail sales floorspace in the foodstore hereby approved shall be limited to a maximum of 1,315 square metres, of which no more than 20% should be devoted to the sale or display of comparison goods.

 

 

4          The development hereby approved shall be undertaken in accordance with the submitted surface water drainage scheme based on the principles set forward by the approved Flood Risk Assessment (FRA) and Drainage Strategy.

 

 

5          ‘The development shall be undertaken in accordance with the recommendations and findings of the Remediation Strategy produced by BSP Consulted reference 18-0062 dated January 2020, in so far as they relate to the application site’

 

6          Prior to occupation of any building(s) a Verification Report (that demonstrates the effectiveness of the remediation carried out) must be submitted and approved in writing by the Local Planning Authority.

           

            In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority and once the Local Planning Authority has identified the part of the site affected by the unexpected contamination development must be halted on that part of the site.
 
An assessment must be undertaken in accordance with good practice and where remediation is necessary a remediation scheme, together with a timetable for its implementation and verification reporting, must be submitted to and approved in writing by the Local Planning Authority.

 

 

7          Prior to the occupation of the building hereby permitted, the four (4) Electric Vehicle Recharging Points; with appropriate cable and infrastructure provision to allow this to increase to six (6) points in total in future years shall be installed on site.

            The Electric Vehicle Recharging Points shall be in a prominent position on the site and shall be for the exclusive use of zero emission vehicles. The Electric Vehicle Recharging Points shall be installed prior to occupation of any part of the development and shall be thereafter maintained in the location as approved for the lifetime of the development.

8          Prior to commencement of the development a Construction Emission Management Plan (CEMP) based on the findings of the Air Quality Assessment (Redmore Environmental ref. 4054r1 dated December 2020) shall be submitted to and approved in writing by the Local Planning Authority. All works on site shall be undertaken in accordance with the approved CEMP unless otherwise agreed in writing by the Local Planning Authority.

9          The development shall not be occupied or be brought into use until the owner or the occupier of the site has appointed and thereafter continue to employ or engage a travel plan coordinator who shall be responsible for the implementation delivery monitoring and promotion of the sustainable transport initiatives set out in the Travel Plan (TP) to be approved and whose details shall be provided and continue to be provided thereafter to the Local Planning Authority (LPA)

           

10       The Travel Plan Coordinator shall submit reports to and update the TRICS database in accordance with the Standard Assessment Methodology (SAM) or similar to be approved and to the (Local Planning Authority) LPA in accordance with the TP monitoring periods to be agreed. The monitoring reports submitted to the LPA shall summarise the data collected over the monitoring period that shall have categorised trip types into new trips, pass-by-trips, diverted trips, and transferred trips, and propose revised initiatives and measures where travel plan targets are not being met including implementation dates to be approved in writing by the Local Planning Authority.

 

 

11       The Travel Plan (TP) Coordinator shall within 3 months of occupation produce or procure a full travel plan that sets out final targets with respect the number of vehicles using the site and the adoption of measures to reduce single occupancy car travel to be approved by the Local Planning Authority. The Travel Plan shall be implemented in accordance with the approved timetable and be updated consistent with future travel initiatives including implementation dates to the satisfaction of the Local Planning Authority.

 

 

12       No part of the development hereby permitted shall be brought into use untilthe parking, turning and servicing areas are provided in accordance with the approved plans. The parking, turning and servicing areas shall not be used for any purpose other than parking, turning, loading and unloading of vehicles, and shall thereafter be retained for the life of the development.

 

           

13       The development shall be carried out in accordance with the submitted flood risk assessment (BSP Consulting, 18 December 2020, ref 18-0062) and the following mitigation measures it details:

 

Finished floor levels shall be set no lower than 20.66 metres above Ordnance Datum (AOD)

 
These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme’s timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development.

 

14.      Prior to the occupation of the occupation of the building hereby permitted the boundary treatments as shown on Drawing No.  18036 SGP C4 XX DR A 131003 Rev B shall be constructed and remain in situ for the life of the development.

 

15       Prior to the occupation of the building hereby permitted a delivery management plan shall be submitted to and approved in writing by the local planning authority.

            The development shall operate in accordance with the approved details.

16       Prior to the occupation of the building hereby permitted a specific details/specification of the acoustic fence adjacent to the plant shall be submitted to and approved in writing by the local planning authority.

            The development shall operate in accordance with the approved details.

17       Prior to the building herby permitted being first brought into use the access from Magenta Way through the local centre as shown on Dwg No. 18036 SGP C4 XX DR A 131000 Rev C shall be constructed on site.

18       Prior to the occupation/operation of the new building hereby approved details of a local labour agreement in relation to the operational/end useof the development shall be submitted to and approved in writing by the Local Planning Authority.

            The local labour agreement shall be implemented in accordance with the approved details thereafter.

 

Reasons

 

 

1             To comply with the requirements of Section 91(1) of the Town and Country Planning Act (as amended)

 

2             For the avoidance of doubt and to define the permission

 

3             To protect the vitality and viability of neighbouring centres.

 

4             To ensure a satisfactory means of draining the site.

 

5             To ensure possible contamination if found is mitigated and to comply with policy LPD 7.

 

6             To ensure possible contamination if found is mitigated and to comply with policy LPD 7

 

7             To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan

8             To ensure the development is constructed in an appropriate sustainable manner which takes into consideration air quality with in the Borough, and takes into consideration the National Planning Policy Framework and policy LPD11 of the Councils Local Plan

9             To promote sustainable travel

 

10          To promote sustainable travel

 

11          To promote sustainable travel

 

12          To promote sustainable travel

 

13          To reduce the risk of flooding to the proposed development and future occupants

 

14          To protect the amenity of neighbouring occupiers.

 

15          To protect the amenity of neighbouring occupiers.

 

16          To protect the amenity of neighbouring occupiers.

 

17          To ensure a satisfactory access to the site.

 

18          To seek to ensure that the operation of the site employs wherever possible local people and assists economic growth in the area.

 

 

Notes to Applicant

 

Informative:  The applicant is encouraged to consider upgrading the EV charging facilities to incorporate additional Mode 3 Smart charging capability as this will help future proof the development and improve its sustainability.  All electrical circuits/installations shall comply with the electrical requirements of BS7671:2008 as well as conform to the IET code of practice on Electrical Vehicle Charging Equipment installation (2015).

The Borough Council has worked positively and proactively with the applicant in accordance with paragraph 38 of the National Planning Policy Framework (2019). Negotiations have taken place during the determination of the application to address adverse impacts identified by officers. Amendments have subsequently been made to the proposal, addressing the identified adverse impacts, thereby resulting in a more acceptable scheme and a favourable recommendation.