Agenda item

Report of the Service Lead, Planning, Infrastructure and Development recommending that the Panel delegate approval in respect of an application for a proposed development at the above address.

The Panel considered the report of the Service Lead, Planning, Infrastructure and Development Manager recommending delegated authority be granted in respect of an application for a proposed development at the above address.

Demolition of existing buildings (Bargate Shopping Centre and multi-storey car park; 77-101 Queensway; 25 East Street; 30-32 Hanover Buildings; 1-16 East Bargate; and 1-4 High Street, excluding the frontage); refurbishment of basements and mixed use development comprising 152 flats (63 x one bedroom and 89 x two bedroom) (Use Class C3); 185 units of student residential accommodation (451 bedrooms); retail use (Class A1); flexible retail, office or food and drink use (Classes A1-A3); in new buildings ranging in height from 4-storeys to 9-storeys; with associated parking and servicing, landscaping and public realm (Environmental Impact Assessment Development affects a public right of way and the setting of the listed Town Walls) - description amended following validation to confirm works to existing rights of way - further changes to the proposed heights along Queensway submitted 30/11/16.

Simon Reynier (City of Southampton Society), Graham Linecar

(Southampton Commons and Parks Protection Society)  James Burchell (applicant), were present and with the consent of the Chair, addressed the meeting.

The presenting officer reported that the Department of Transport had confirmed that the procedure for any necessary stopping up would be undertaken by them.  It was noted that as a result the recommendation would be amended removing clause 2 of the published recommendation.  The presenting officer also reported the support of Ward Councillors for the proposal.  In response to questioning by the Panel it was noted that an additional informative be added to condition 49 seeking amendments to refuse stores located to the walls. Upon being put to the vote the Habitats Regulations Assessment was carried unanimously. 

RECORDED VOTE to grant planning permission

FOR:  Councillors Barnes-Andrews, Claisse, Coombs, Denness,

  L Harris and Hecks

ABSTAINED:  Councillor Mintoff

RESOLVED

(i)  That the Panel confirmed the Habitats Regulations Assessment (HRA) in Appendix 1 to the report to enable the planning application to be determined;

(ii)  That the Panel delegated to the Service Lead – Planning, Infrastructure and Development authority to grant conditional planning permission subject to receipt of satisfactory amended plans showing:

a.  a revised access and tracking of The Strand’s new access (as suggested by the TMS Safety Audit (email addendum) dated 9^th December 2016)

b.  a larger lift serving the basement cycle stores from the ground floor, and

c.  the completion of a S.106 Legal Agreement to secure the following:

1.  Financial contributions and/or works through s.278 approvals towards site specific transport improvements in the vicinity of the site, including (but not limited to) the new access and layout arrangements to the site from The Strand (as recommended by the TMS Safety Audit (email addendum) dated 9^th December 2016) and Queensway, the re-provision of existing Pay & Display parking and taxi ranks, the installation of off-site short stay ‘Sheffield’ style cycle parking, a contribution towards upgrading ‘Legible Cities’ signage, and any associated Traffic Regulation Orders (TROs) necessary for the implementation of the development, in line with Policy SDP4 of the City of Southampton Local Plan Review (2015), Policies CS18 and CS25 of the adopted LDF Core Strategy (2015) and the adopted SPD relating to ‘Developer Contributions’ (September 2013).  The development will not be brought into use until these works have been provided;

2.  Submission, approval and implementation of a site-relevant Town Walls Interpretation and Public Art Strategy in accordance with the Council's Public Art Strategy, and the adopted SPD relating to ‘Developer Contributions’ (September 2013), including either the provision of, or a contribution towards, works along the line of the missing Town Walls between the Bargate and the site and south from Polymond Tower within the red line, adjacent town wall improvements/maintenance and the provision of lift access (or equivalent) to the first floor of the Bargate monument itself;

3.  Either the provision of 35% affordable housing in accordance with LDF Core Strategy Policy CS15 or a mechanism for ensuring that development is completed in accordance with the agreed viability assessment (without any affordable housing) and that a review is undertaken should circumstances change and the development stall;

4.  In lieu of an affordable housing contribution from the student residential blocks an undertaking by the developer that only students in full time higher education be permitted to occupy the identified blocks and that the provider is a member of the Southampton Accreditation Scheme for Student Housing (SASSH) (or equivalent) in accordance with Local Plan Policy H13(v).  Flexibility to be provided for temporary short-term non-student accommodation outside of term times;

5.  Submission, approval and implementation of a ‘Student Intake Management Plan’ to regulate arrangements at the beginning and end of the academic year;

6.  Submission, approval and implementation of a Training and Employment Management Plan committing to adopting local labour and employment initiatives for both the construction and operational phases in line with LDF Core Strategy policies CS24 and CS25 and the adopted SPD relating to ‘Developer Contributions’ (September 2013);

7.  Submission, approval and implementation of a Training and Employment Management Plan committing to adopting local labour and employment initiatives for both the construction and operational phases in line with LDF Core Strategy policies CS24 and CS25 and the adopted SPD relating to ‘Developer Contributions’ (September 2013);

8.  Submission, approval and implementation of a Training and Employment Management Plan committing to adopting local labour and employment initiatives for both the construction and operational phases in line with LDF Core Strategy policies CS24 and CS25 and the adopted SPD relating to ‘Developer Contributions’ (September 2013);

9.  Submission, approval and implementation of a Travel Plan for both the commercial and student residential uses;

10.Submission, approval and implementation of a Car Park Management Plan to ensure that the public car parking is provided and retained with daily charges to at least match the minimum daily charge of the prevailing Council car parking charges;

11.Submission, approval and implementation of a Travel Plan for both the commercial and student residential uses;

12.Submission, approval and implementation of a Construction Traffic Management Plan indicating off-site routes to be used by associated construction traffic;

13.Financial contributions towards Solent Disturbance Mitigation Project (SDMP) in accordance with the Conservation of Habitats and Species Regulations 2010 (as amended), saved policy SDP12 of the City of Southampton Local Plan Review (as amended 2015), CS22 of the Core Strategy (as amended 2015) and the Planning Obligations SPD (September 2013);

14.The submission, approval and implementation of a Carbon Management Plan setting out how carbon neutrality will be achieved and/or how remaining carbon emissions from the development will be mitigated in accordance with policy CS20 of the Core Strategy and the Planning Obligations SPD (September 2013);

15.The creation of a ‘permitted route’ through the development for use by pedestrians and cyclists between the Bargate frontage of the development and Queensway.

(iii)  That the Planning Panel support officer’s recommendations to the Council’s Capital Board that the Community Infrastructure Levy (CIL) monies collected from this development are allocated to support infrastructure improvements in the vicinity of the site with particular focus on the local heritage assets and the potential by the Council to secure additional funding through a bid to the Heritage Lottery Fund;

(iv)  That the Service Lead – Planning, Infrastructure and Development be given delegated powers to delete, vary or add relevant parts of the Section 106 agreement and to delete, vary or add planning conditions as necessary as a result of further negotiations with the applicant; and

(v)  In the event that both:

a.  the amendments to The Strand access and lift access to the cycle store have not been submitted and agreed with the Local Planning Authority, and

b.  the s.106 legal agreement, have not been completed within 6 months of the Panel date

the Service Lead – Planning, Infrastructure and Development be authorised to refuse permission on the grounds of highway safety impacts and/or the failure to secure the provisions and mitigation of the s.106 Legal Agreement.