Agenda item

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

The Committee considered application 17/02374/F for the extension and conversion of former SAPA office building into a new destination hotel together with supporting facilities at Former SAPA Profiles Office, Southam Road, Banbury, OX16 2SN for Honeydew Developments Ltd.

In reaching their decision, the committee considered the officers report and presentation.

Resolved

That authority be delegated to the Assistant Director of Planning Policy and Development to grant permission, subject to:

(a)            the removal of the objection by the Environment Agency;

(b)            receipt of satisfactory amended plans in relation to proposed internal columns, and;

(c)            the conditions set out below (and any amendments to those conditions as deemed necessary)

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 conditions attached to this permission, the development shall be carried out strictly in accordance with the submitted plans.

 3       No development shall take place until samples of the materials to be used in the construction of the roof of the development have been 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.

 4       No development shalol take place until a brick sample panel, to demonstrate brick type, colour, texture, face bond and pointing (minimum 1m2 in size) has been 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 commencement of the development, 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.

 6       Prior to the commencement of the development hereby approved, full details of the external lighting which shall include measures to ensure that all bat habitats and boxes are protected and that flight lines along the western and southern boundaries of the site are not adversely impacted, shall be submitted to and approved in writing by the Local planning Authority. Thereafter, the lighting shall be carried out and retained in accordance with the approved details.

 7       Prior to the commencement of the development hereby approved, full details of the enclosures along all boundaries of the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved means of enclosure, shall be erected, in accordance with the approved details, prior to the hotel being first brought into use.

 8       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.

 9       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 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.

10      Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include:

          o Discharge Rates

          o Discharge Volumes

          o Maintenance and management of SUDS features (this maybe secured by a Section 106 Agreement)

          o Sizing of features - attenuation volume

          o Infiltration in accordance with BRE365

          o Detailed drainage layout with pipe numbers

          o SUDS (list the suds features mentioned within the FRA to ensure they are carried forward into the detailed drainage strategy)

          o Network drainage calculations

          o Phasing

          o No private drainage into the public highway drainage system.

11      Prior to the commencement of development, a full construction traffic management plan (CTMP) will be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, construction shall only commence in accordance with the approved details.

12      Prior to the commencement of development, a travel plan statement will be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the development, construction shall only commence in accordance with the approved details.

13      Prior to the commencement of development, a plan showing the proposed cycle paring facilities for the site should be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of the site, construction shall only commence in accordance with the approved details.

14      That prior to the commencement of any development full design details of doors, windows, lintels, rainwater goods, mortar, replacement lintels, and heating pipe runs 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.

15      All works of making good shall be carried out in materials and detailed to match the adjoining existing fabric except where shown otherwise agreed in writing by the Local Planning Authority.

16      Prior to the commencement of the development hereby approved, full details of the method of any mechanical ventilation the proposed within the main hotel building; shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter, and prior to the first occupation of the hotel, the mechanical ventilation shall be installed, brought into use and retained in accordance with the approved details.

17      Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, a mitigation strategy for bats, which shall include timing of works, and the location, design and timing of any alternative roosts to be provided, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the mitigation works shall be carried out in accordance with the approved details.

18      No removal of hedgerows, trees or shrubs [nor works to, or demolition of buildings or structures that may be used by breeding birds, shall take place between the 1st March and 31st August inclusive, unless the Local Planning Authority has confirmed in writing that such works can proceed, based on health and safety reasons in the case of a dangerous tree, or the submission of a recent survey (no older than one month) that has been undertaken by a competent ecologist to assess the nesting bird activity on site, together with details of measures to protect the nesting bird interest on the site.

19      No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP: Biodiversity shall include as a minimum:

          a)       Risk assessment of potentially damaging construction activities;

          b)       Identification of 'Biodiversity Protection Zones';

          c)       Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);

          d)       The location and timing of sensitive works to avoid harm to biodiversity features;

e)       The times during construction when specialist ecologists need to be present on site to oversee works;

          f)        Responsible persons and lines of communication;

g)       The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;

          h)       Use of protective fences, exclusion barriers and warning signs

          The approved CEMP: Biodiversity shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

20      All species used in the planting proposals associated with the development shall be native species of UK provenance.