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 recommending delegated authority be granted in respect of an application for a proposed development at the above address.

Redevelopment of the site. Erection of a part 2-storey, part 4-storey building to contain 43 units of student accommodation with communal facilities and cycle/refuse storage.

Richard Buckle, Jane Jameson, Verena Coleman, Johnathan Chipp and Adrian Ford (local residents objecting), and Peter Atfield (agent) were present and with the consent of the Chair, addressed the meeting.

The presenting officer reported that one additional objection had been received since the publication of the report. The Panel raised concerns including issues to site access: for the arrival of students; the collection of waste; and for the emergency services.  In addition the Panel raised concerns on how the development would relate to neighbouring properties

The Panel considered the recommendation to delegate authority to the Service Lead: Planning, Infrastructure and Development to grant planning permission.  .  Upon being put to the vote the officer recommendation to delegate approval was lost.

A further motion to refuse to delegate approval to the Service Lead: Planning, Infrastructure and Development for the reasons set out below was then proposed by Councillor Hecks and seconded by Councillor Denness.

RESOLVED to refuse planning permission for the reasons set out below:

Reasons for Refusal

(i)  Overdevelopment and poor access

The proposed development due to its density, height, site coverage and siting close to neighbouring boundaries results in an overdevelopment of the site which is out of character with the area. In addition due to the sites backland position the access to the proposed development is contrived and fails to address the needs of the future occupiers in terms of safety, security and design. As such the proposal is contrary to 'saved' policies SDP1, SDP7, SDP10 and H7, H13 of the Amended Local Plan Review (2015) and policy CS13 of the Amended Core Strategy (2015)

(ii)  Impact on neighbouring occupiers and poor residential environment

The close proximity of the proposed development to the neighbouring properties (notwithstanding the relationship of the existing building on site to the neighbouring properties) results in detrimental harm to the outlook and perceived privacy of the neighbouring occupiers. Furthermore due to the proposal failing to provide any outdoor amenity or internal communal space the development results in harm to future occupiers residential amenities. As such the proposal is contrary to 'saved' policies SDP1 and H7 and of the City of Southampton Local Plan Review (as amended 2015) and policies CS13 of the Core Strategy 2015 and part 2 and Part 4 – paragraph 4.4 of the Residential Design Guide Supplementary Planning Document 2006

(iii)  Failure to enter into S106 agreement

In the absence of a completed Section 106 Legal Agreement, the proposals fail to mitigate against their direct impacts and do not, therefore, satisfy the provisions of Policy CS25 of the adopted Local Development Framework Core Strategy (2015) as supported by the Council's Developer Contributions Supplementary Planning Document (2013) in the following ways:-

a.  Financial contributions towards site specific transport contributions for highway improvements in the vicinity of the site, including any necessary Traffic Regulation Orders to facilitate any changes, in line with Policy SDP4 of the City of Southampton Local Plan Review (as amended 2015), policies CS18 and CS25 of the adopted LDF Core Strategy (as amended 2015) and the adopted SPD relating to Planning Obligations (September 2013);

b.  In lieu of an affordable housing contribution from the student residential block 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);

c.  Submission of a Training & Employment Management Plan committing to adopting  local labour and employment initiatives, both during and post construction, in accordance with Policies CS24 and CS25 of the Local Development Framework Core Strategy Development Plan Document - Adopted Version (as amended 2015) and the adopted SPD relating to Planning Obligations (September 2013);

d.  Submission of a highway condition survey to ensure that any damage to the adjacent highway network attributable to the construction process is repaired by the developer;

e.  Restrictions to prevent future occupiers benefitting from parking permits in surrounding streets;

f.  Financial contribution towards a consultation exercise to assess whether there is a demand for a Residents Parking Scheme; and if appropriate, to ensure that the Residents Parking Scheme is implemented in full;

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

h.  Submission and implementation of a Construction Traffic Management Plan;

i.  Submission and implementation of a Servicing Management Plan;

j.  Submission and implementation of a Travel Plan.

k.  Submission, approval and implementation of a CCTV network that can be linked into and/or accessed by the Council and its partners, with contributions towards community safety associated with the needs of the late night commercial uses

l.  Financial contributions towards Solent Disturbance Mitigation in accordance with policy CS22 (as amended 2015) of the Core Strategy and the Conservation of Habitats and Species Regulations 2010; and

m.  The submission, approval and implementation of a Carbon Management Plan setting out how the 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).

NOTE: Councillor Claisse withdrew from the Panel for this Item to make a presentation as a Ward Councillor.