Agenda item

Report of the Interim Head of Planning and Economic 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 Head of Planning and Economic Development recommending delegated authority be granted in respect of an application for a proposed development at the above address.

Redevelopment of the site. Demolition of existing buildings and the erection of three buildings for use as either general industrial (Use Class B2) and/or storage and distribution (Use Class B8) with ancillary office accommodation, together with associated access, parking, landscape and infrastructure works (departure from the Development Plan).

Mr Eugene McManus, Mr David Smith (local residents), Paul Shuker (agent), and Councillor McEwing (ward councillor) were present and with the consent of the Chair, addressed the meeting.  In addition the Panel received a statement from Councillor Guest. 

The presenting officer informed the Panel that paragraph 3.1 of the report the new floor space should read 14,678 sqm.  The presenting officer also  reported that there was an amendment required to the recommendation, as set out below, and noted that wording to a number of the conditions and the deletion of the condition 9, as set out below.  The Panel noted that whilst cars could potentially physically turn left out of the site, the existing Traffic Regulation Order in place makes this a manoeuvre an offence. There are currently no plans in place to alter the existing Traffic Regulation Order.

Upon being put to the vote the Panel confirmed the Habitats Regulation Assessment.

The Panel then considered the amended recommendation to delegate authority to the Service Lead: Infrastructure, Planning and Development to grant planning permission. Upon being put to the vote the recommendation was carried unanimously.

RESOLVED that the Panel:

  (1)  confirmed the Habitats Regulation Assessment set out in Appendix 1 of the report.

  (2)  Delegated to the Head of Planning & Economic Development to grant planning permission subject to the planning conditions recommended at the end of this report and the completion of a S.106 Legal Agreement to secure the following mitigation:

(i)  Submission of a highway condition survey to ensure any damage to the adjacent highway network attributable to the build process is repaired by the developer

(ii)  The submission, approval and implementation of a Travel Plan for both the commercial and residential uses to promote sustainable modes of travel in accordance with saved Policy SDP4 of the City of Southampton Local Plan Review and policies CS18 and CS25 of the adopted LDF Core Strategy.

(iii)  Submission of a Training & Employment Management Plan committing to adopting  local labour and employment initiatives (for both construction and operational phases), in accordance with Policies CS24 & 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).

(iv)  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)

(v)  Provision of public art in accordance with the Council's Public Art Strategy and the Council’s Developer Contributions Supplementary Planning Document.

(vi)  Provision of on-site CCTV coverage and monitoring in line with Policy SDP10 of the City of Southampton Local Plan Review (March 2006) as supported by LDF Core Strategy policies CS13 and CS25.

(vii)  The submission, approval and implementation of a Servicing Management Plan which includes the routing of servicing vehicles for the operation of the development.

(viii)  The submission, approval and implementation of a Demolition and Construction Management Plan which includes details to minimise impacts from noise, vibration, dust and odour for all operations, as well as proposals to monitor these measures at the site boundary to ensure emissions are minimised beyond the site boundary; lorry routing and timing to reduce congestion and; the use of Euro IV standard or equivalent HGVs.

(ix)  The submission, approval and implementation of a Demolition and Construction lorry routing plan to reduce congestion.

  (3)  That authority be granted to the Head of Planning and Economic Development to add, vary and /or delete relevant parts of the Section 106 agreement and/or conditions as necessary.

  (4)  That in the event that the legal agreement is not completed within a reasonable period following the Panel meeting, the Head of Planning and Economic Development be granted authority to refuse permission on the ground of failure to secure the provisions of the Section 106 Legal Agreement.

Amended Conditions

4. Landscaping, lighting & means of enclosure detailed plan (Pre-Commencement)

Notwithstanding the submitted details, before the commencement of any site works, excluding site clearance, demolition and preparation works, a revised detailed landscaping scheme and implementation timetable shall be submitted to and approved by the Local Planning Authority in writing, which includes:

(i)   proposed finished ground levels or contours; means of enclosure; car parking layouts; other vehicle pedestrian access and circulations areas, hard surfacing materials, external lighting, structures and ancillary objects (refuse bins etc.);

(ii)   planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules plants, noting species, plant sizes and proposed numbers/planting densities where appropriate to include feather and whip planting within the landscape area to the west of units 1 and 2 and climbing plants to screen service yard security fencing;

(iii)   An accurate plot of all trees to be retained and to be lost together with 1219 replacements, hedgerow planting and a greater variety of native trees species and to include large tree species;

(iv)   details of any proposed boundary treatment, including retaining walls and;

(vi)   a landscape management scheme which includes a woodland management plan for retained and replacement trees and vegetation on the site which shall ensure replacement and existing hedgerow be maintained at a height of between 2 and 3 metres and a cutting regime which shall avoid cutting of hedgerows within the site.

The approved hard and soft landscaping scheme (including parking) for the whole site shall be carried out prior to occupation of the building or during the first planting season following the full completion of building works, whichever is sooner. The approved scheme implemented shall be maintained for following its complete provision, with the exception of boundary landscaping which shall be retained as approved for the lifetime of the development.

Any trees, shrubs, seeded or turfed areas which die, fail to establish, are removed or become damaged or diseased, within a period of 5 years from the date of planting shall be replaced by the Developer in the next planting season with others of a similar size and species unless the Local Planning Authority gives written consent to any variation. The Developer shall be responsible for any replacements for a period of 5 years from the date of planting.

REASON: To improve the appearance of the site and enhance the character of the development in the interests of visual amenity, to ensure that the development makes a positive contribution to the local environment and, in accordance with the duty required of the Local Planning Authority by Section 197 of the Town and Country Planning Act 1990

17. Demolition and Construction Management (Pre-commencement)

Before any development or demolition works are commenced, a Demolition and Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority which shall include details of:

a)  Details of methods for pollution control to ensure that no pollution (such as debris from dust or surface run off) is able to enter the water.

b)  Details on the storage and disposal of waste on site

c)   Details on how sediment/concrete/other debris that may be accidently released during construction will be captured to prevent entering the water

d)  Details of Biosecurity to ensure that all equipment brought onto site does not bring any contaminants such as invasive species onto the site and into the waters.

e)  parking of vehicles of site personnel, operatives and visitors;

f)  loading and unloading of plant and materials;

g)  details of cranes and other tall construction equipment (including the details of obstacle lighting)

h)  details of temporary lighting

i)  storage of plant and materials, including cement mixing and washings, used in constructing the development;

j)  treatment of all relevant pedestrian routes and highways within and around the site throughout the course of construction and their reinstatement where necessary;

k)  measures to be used for the suppression of dust and dirt throughout the course of construction as well as proposals to monitor these measures at the site boundary to ensure emissions are minimised beyond the site boundary

l)  The use of Euro IV standard or equivalent HGVs to minimise pollution

m)  details of construction vehicles wheel cleaning; and,

n)  details of how noise emanating from the site during construction will be mitigated.

The approved Demolition and Construction Management Plan shall be adhered to throughout the development process unless agreed otherwise in writing by the local planning authority.

REASON: In the interest of air quality, local water courses, the health and safety, protecting the amenity of local land uses, neighbouring residents, and the character of the area and highway safety.

Cycle storage facilities (Pre-Use)

Before the development hereby approved first comes into occupation, details of secure and covered storage to achieve the maximum number of Development Plan spaces for bicycles shall be submitted to and approved in writing by the Local Planning Authority. The details shall include both visitor and staff cycle storage.  The cycle storage together with the associated shower and changing facilities shall be provided in accordance with the approved details before each unit first comes into use. The storage and facilities shall be thereafter retained as approved for the lifetime of the development.

REASON: To encourage cycling as an alternative form of transport.