Agenda item

Report of the Planning and Development Manager recommending delegated authority be granted in respect of an application for a proposed development at the above address, attached.

Re-development of the site.  Erection of a four-storey building to provide 13 flats (11 x one bed, 2 x two bed) and a retail unit (Class A1) with associated parking and storage.

Ms Edbroke (Applicant) and Mr Edwards (Architect) were present and with the consent of the Chair, addressed the meeting.

UPON BEING PUT TO THE VOTE THE AMENDED OFFICER RECOMMENDATION TO GRANT CONDITIONAL PLANNING PERMISSION SUBJECT TO THE APPLICANT ENTERING INTO A SECTION 106 LEGAL AGREEMENT WAS CARRIED UNANIMOUSLY

RESOLVED

(i)  that authority be delegated to the Planning and Development Manager to grant conditional planning approval subject to:-

(a)  the conditions in the report and the amended and additional conditions below;

(b)  the applicant entering into a Section 106 Legal Agreement to secure:

1.  financial contributions towards site specific transport contributions for highway improvements in the vicinity of the site in line with Policy SDP4 of the City of Southampton Local Plan Review (March 2006), policies CS18 and CS25 of the adopted LDF Core Strategy (2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended);

2.  a financial contribution towards strategic transport projects for highway network improvements in the wider area as set out in the Local Transport Plan and appropriate SPG/D;

3.  financial contributions towards the relevant elements of public open space required by the development in line with polices CLT5, CLT6 of the City of Southampton Local Plan Review (March 2006), Policy CS25 of the adopted LDF Core Strategy (2010) and the adopted SPG relating to Planning Obligations (August 2005 as amended):-

·  Amenity Open Space (“open space”)

·  Playing Field

·  Children’s play area;

4.  provision of affordable housing in accordance with Policies CS15 and CS25 of the adopted LDF Core Strategy (2010);

5.  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; and

(i)  that the Head of Planning and Sustainability be authorised to refuse permission should the Section 106 Agreement not be completed within one month of the date of determination, on the grounds of failure to secure the provisions of the Section 106 Agreement.

Amended Conditions:

9 - Renewable Energy

Prior to development of this proposal commencing full details of the renewable energy systems to be incorporated within the development shall be submitted to and agreed in writing with the Local Planning Authority. The details should include the full specification of the solar hot water heating system which shall achieve the agreed target of 15% reduced CO2 emissions as detailed within the agreed submitted energy assessment. The agreed renewable energy system shall be fully installed prior to first occupation and thereafter retained as agreed.

 REASON:

To reduce the impact of the development on climate change and finite energy resources and to comply with policy CS20 of the Local Development Framework Core Strategy Development Plan Document Adopted Version (January 2010).

13 - Active frontages

Notwithstanding the provisions of Class 12 of Schedule 3 of the Town and Country Planning (Control of Advertisements) Regulations 2007 the occupier(s) of the commercial use hereby approved on the ground floor shall retain an 'active window display' along the length of the shop frontages hereby approved (without the installation of window vinyls).

REASON:

In the interests of retaining a lively and attractive streetscene.

Additional Conditions:

19 - Glazing - soundproofing from external traffic noise

Works pursuant to this permission shall not be commenced until a scheme for protecting the proposed flats and houses from traffic noise from St Mary’s Street has been submitted to and approved by the local planning authority in writing.  Unless otherwise agreed in writing, that scheme shall specify either:- 

·  Outer pane of glass - 10mm

·  Air gap between panes - 12mm

·  Inner pane of glass - 6 mm

or, with secondary glazing with a -

·  Outer pane of glass - 6mm

·  Air gap between panes - 100mm

·  Inner pane of glass - 6.4 mm

There must be no trickle vents installed in any case.  For ventilation purposes in all cases, provision of acoustically treated 'BBA' approved mechanically powered ventilation should be the preferred option.  However, provision of acoustic trickle vents will be acceptable.  Once approved, that glazing shall be installed before any of the flats are first occupied and thereafter retained at all times.

REASON:

In order to protect occupiers of the flats from traffic noise

REASONS FOR THE DECISION

The development is acceptable taking into account the policies and proposals of the Development Plan as set out below. Overall the proposed mixed use development is acceptable and the level of development proposed will not adversely harm the character and appearance of the area having regard to the regeneration benefits of redeveloping this site and also the case put forward for loosing commercial floor space at ground floor level.  On balance, the proposal will not undermine the vitality and viability of this local centre.  The residential environment for future occupiers is acceptable given the site’s proximity to the city centre.  A suitable balance has been achieved between securing additional residential accommodation and parking, whilst ensuring that existing residential amenities are protected.  Other material considerations do not have sufficient weight to justify a refusal of the application.  In accordance with Section 38 (6) of the Planning & Compulsory Purchase Act 2004 Planning Permission should therefore be granted.

Policies SDP1, SDP4, SDP5, SDP7, SDP9, H1, H2 and H7 of the City of Southampton Local Plan Review - Adopted March 2006 policies CS4, CS5, CS13, CS16, CS19, CS20 of the Local Development Framework Core Strategy (January 2010); National Planning Guidance contained within PPS1 (Delivering Sustainable Development), PPS3 (Housing 2010) and PPG13 (Transport) are also relevant to the determination of this planning application.