Agenda item

Approved, subject to various requirements to be set out in the minutes

The Committee considered application 15/00760/F for the development of a new Local Centre comprising a Convenience Store (use class A1), Retail Units (flexible use class A1/A3/A5), Pub (use class A4), Community Hall (use class D1), Nursery (use class D1), Commercial Units (flexible use class A2/B1/D1) with associated Access, Servicing, Landscaping and Parking with a total GEA of 3,617 sqm

 

Alex Wilson, agent for the applicant, addressed the committee in support of the applicant.

 

In reaching their decision, the Committee considered the officers report, presentation, written update and the address of the public speaker.

 

Resolved

 

That application 15/00760/F be approved subject to:

 

 

a)    The applicants entering into a linking agreement to link this application proposal to the legal agreement pursuant to 10/01780/HYBRID to ensure the proposal remains bound by the clauses of that S106;

 

b)    The receipt of comments from consultees in relation to the most recent consultation and;

 

c)    the following conditions, with delegation to the Development Services Manager to make any minor changes to the conditions to suit final amended plans:

 

 

1.            The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

 

2.            Except where otherwise stipulated by condition, the development shall be carried out strictly in accordance with the following plans and documents: application forms, design and access statement, transport assessment, energy statement and the following plans:

·         BIMP6 700B - Location map,

·         BIMP6 701A - Masterplan,

·         14058 (P) 100 Rev G - Site plan,

·         14058 (P) 110 Rev A - Proposed floor plan uses,

·         14058 (P) 113 - North arcade first floor plan,

·         14058 (P) 115 - North arcade second floor plan,

·         14058 (P) 122 - North arcade north elevation K & south arcade south elevation M,

·         14058 (P) 123 - North arcade section EE & south arcade section FF,

·         14058 (P) 125 - North and south arcade section JJ & section NN,

·         14058 (P) 101 Rev Q - Ground floor plan,

·         14058 (P) 111 Rev A - North Arcade Ground floor plan,

·         14058 (P) 112 Rev A - South Arcade Ground floor plan,

·         14058 (P) 114 Rev C - South arcade first floor plan,

·         14058 (P) 116 Rev A - South arcade second floor plan,

·         14058 (P) 117 Rev A - North and south arcade roof plan,

·         14058 (P) 120 Rev A - North arcade south elevation A & south arcade north elevation B,

·         14058 (P) 121 Rev A - North and south arcade east elevation C & west elevation D,

·         14058 (P) 124 Rev A - North and south arcade section GG & section HH,

·         14058 (P) 130 Rev A - Proposed site elevations,

·         14058 (P) 131 Rev A - Details of proposed elevations,

·         14058 (P) 200 Rev B - Community hall layout,

·         7705-UA001881-UP33D-02-Commercial Centre Vehicle Accessibility

           

3.            Prior to the construction of the foundations of the buildings hereby approved, a stone sample panel (minimum 1m2 in size) of the proposed beckstone shall be constructed on site, which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel.

           

4.            Prior to the construction of the foundations of the buildings hereby approved, a brick sample panel, to demonstrate brick type, colour, texture, face bond and pointing (minimum 1m2 in size) shall be constructed on site, inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be constructed in strict accordance with the approved brick sample panel.

 

5.            Prior to the construction of the foundations of the buildings hereby approved, samples of the slate roofing material to be used for the community centre shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the samples so approved.

 

6.            Prior to the construction of the foundations of the development hereby approved, full details of the doors and windows hereby approved, at a scale of 1:20 including a cross section, cill, lintel and recess detail and colour/finish, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the doors and windows shall be installed within the building in accordance with the approved details.

 

7.            Prior to the commencement of the development full details of the required retaining structures to the west of the nursery and its garden and the pub and its garden adjacent to the river corridor shall be submitted to and approved in writing by the Local Planning Authority. The retaining structures shall thereafter be installed in accordance with the approved details.

 

8.            Notwithstanding the details submitted and prior to the commencement of the development hereby approved, full specification details of the spine road through the development including construction, surfacing, layout, drainage and road markings, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the buildings in the local centre the road/footways etc. shall be constructed in accordance with the approved details.

 

9.            Prior to the commencement of the development hereby approved, full specification details (including construction, layout, surfacing and drainage) of the turning area and parking spaces within the curtilage of the site, arranged so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Thereafter, and prior to the first occupation of the development, the turning area and car parking spaces shall be constructed in accordance with the approved details and shall be retained for the parking and manoeuvring of vehicles at all times thereafter.

 

10.         Prior to the first use or occupation of the development hereby permitted, covered cycle parking and Sheffield stands shall be provided within the application site in accordance with the details submitted. The covered and uncovered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development.

 

11.         Prior to the first occupation of any unit hereby approved, a Travel Plan prepared in accordance with the Department of Transport's Best Practice Guidance Note - Using the Planning Process to Secure Travel Plans" and its subsequent amendments, shall be submitted to and approved in writing by the Local Planning Authority for the local centre as a whole. Thereafter, the approved Travel Plan shall be implemented and operated in accordance with the approved details.

 

12.         Prior to the first occupation of a unit, the occupier where required by the OCC guidance and the Framework Travel Plan, will prepare a Travel Plan for that unit, prepared in accordance with the Department of Transport's Best Practice Guidance Note 'Using the Planning Process to Secure Travel Plans' and its subsequent amendments, which shall be submitted to and approved in writing. Thereafter, the approved Travel Plan shall be implemented and operated in accordance with the approved details.

 

13.         Prior to the commencement of the development a Construction Traffic Management Plan providing full details of the phasing of the development has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority). This plan is to include wheel washing facilities, a restriction on construction & delivery traffic during construction and a route to the development site. The approved Plan shall be implemented in full during the entire construction phase and shall reflect the measures included in the Construction Method Statement received.

 

14.         Prior to the occupation of the development, a Parking Management Plan for the Local Centre shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall include how parking will be managed, monitored, the allocation of car sharing spaces and how it will be enforced. The Parking arrangements shall thereafter be operated in accordance with the approved plan.

 

15.         Prior to the provision of the bus stop, details of the facilities to be provided at the bus stop including Real Time Information and a programme of delivery, shall be submitted to and approved in writing by the Local Planning Authority. The bus stops and facilities shall be provided in accordance with the approved details.

 

16.         Prior to the commencement of the development, a Construction Environment Management Plan (CEMP), which shall include details of the measures to be taken to ensure construction works do not adversely affect residential properties on, adjacent to or surrounding the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved CEMP.

 

17.         Notwithstanding the submitted details and prior to the commencement of the development, full details of a drainage strategy for the site including how it connects into the wider Exemplar scheme, detailing all on and off site drainage works required in relation to the development, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the drainage works shall be carried out and completed in accordance with the approved strategy, until which time no discharge of foul or surface water from the site shall be accepted into the public system.

 

18.         Prior to the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

           

(a)       details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

           

(b)       details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

           

(c)        details of the hard surface areas, including pavements, pedestrian areas, reduced-dig areas, crossing points, steps and street furniture including benches.

 

19.         All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

           

20.         Prior to the construction of the foundations of the local centre hereby approved, and notwithstanding the submitted details, full details, locations, specifications and construction methods for all purpose built tree pits and associated above ground features, to include specifications for the installation of below ground, load-bearing 'cell structured' root trenches, root barriers, irrigation systems and a stated volume of a suitable growing medium to facilitate and promote the healthy development of the proposed trees, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details and specifications. The tree pits shall be constructed concurrent with the construction of the hard surfaced areas into which they are to be installed.

           

21.          Prior to the commencement of the development hereby approved, an Arboricultural Method Statement (AMS), undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions indicating the protection to be provided to the tree, hedgerow and the 3m landscape buffer shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, all works on site shall be carried out in accordance with the approved AMS.

           

22.          Prior to the installation of any green roofs, details of the construction and planting of these roofs along with details of the maintenance programme that will ensure the maintenance and long term maintenance of the roofs shall be submitted to and approved in writing by the Local Planning Authority. The green roofs shall be constructed and maintained in accordance with the approved details.

           

23.          Prior to the commencement of the development hereby approved, a plan showing full details of existing and proposed site levels for the proposed local centre buildings shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved finished floor levels plan.

           

24.          Prior to the commencement of the development hereby approved, full details of the location of bat boxes/ bricks and swift boxes to be installed on the elevations of the local centre shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the occupation of the local centre, the bat and bird boxes shall be installed on the site in accordance with the approved details.

           

25.          If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

           

26.          The use of each unit within the local centre shall be within the range of use classes annotated on drawing numbers 14058 (P) 111 Rev A - North Arcade Ground floor plan, 14058 (P) 112 Rev A - South Arcade Ground floor plan, 14058 (P) 114 Rev C - South arcade first floor plan, 14058 (P) 116 Rev A - South arcade second floor plan, 14058 (P) 113 - North arcade first floor plan, 14058 (P) 115 - North arcade second floor plan and as specified in the Schedule to the Town and Country Planning (Use Classes) (England) Order 1987 (as amended) and for no other purpose(s) whatsoever. No unit shall be amalgamated.

           

27.          All shop fronts and advertisements shall follow the guidance set out within the NW Bicester Exemplar Local Centre Design and Access Statement dated 24 April 2015.

           

28.          Prior to the first occupation of any unit to be within an A3 or A5 use hereby approved, full details of the method of mechanical ventilation/ extraction (should be it required) including and assessment of noise and odours and any external features shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter and prior to the first occupation of each unit within such use, any required mechanical ventilation/ extraction shall be installed, brought into use and retained in accordance with the approved details.

           

29.          There shall be no deliveries to any of the units within the local centre outside of the following times:

                       

                                    Monday-Saturday - [7.00am to 8.00pm]

                                    Sunday and Public Holidays - [9.00am to 5.00pm]

           

30.          Prior to the installation of any external lighting, full details of any such lighting shall be submitted to and approved in writing by the Local Planning Authority. All lighting shall thereafter be installed in accordance with the approved details.

           

31.          Prior to the occupation of the development, the local centre and parking area shall be provided with solar PV to meet the required provision of solar PV as established through the Energy Strategy and additional information received.

           

32.          Prior to the occupation of the development, full details of the measures that will be utilised to enable the scheme to achieve zero carbon, which should include details of offsite measures if necessary including the timescale for their provision shall be submitted to and approved in writing by the Local Planning Authority. The measures agreed shall be implemented in accordance with the approved details.

           

33.          All non-residential buildings shall be constructed to BREEAM EXCELLENT.

           

34.          All buildings shall be constructed with rainwater harvesting or incorporating such other agreed measures to significantly reduce water use, in accordance with an agreed scheme to be submitted and approved in writing by the local planning authority prior to commencement of construction of the relevant building. The development shall be carried out in accordance with the approved details

                     

35.          Prior to the commencement of the development, a report outlining how carbon emissions from the construction process and embodied carbon have been minimised shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved plan.

           

36.          The relevant services to deliver the District Heating System shall be provided to each unit of the local centre prior to the occupation of that unit.

           

37.          Prior to the construction of the local centre buildings, details of the provision of superfast broadband for the proposed uses within the local centre shall be submitted to and approved in writing by the Local Planning Authority. Each unit shall be provided with superfast broadband prior to its occupation. 

           

38.          Prior to the occupation of each non-residential unit or commercial building, the building shall be provided with a 'real time information' system.