AGENDA ITEM
BOROUGH OF POOLE
PLANNING COMMITTEE
22nd SEPTEMBER 2016
REPORT OF THE HEAD OF PLANNING AND REGENERATION SERVICES.
ARNDALE COURT HOTEL, 60-66 WIMBORNE ROAD, POOLE
(LPA REF: APP/16/01108/F)
PART OF THE PUBLISHED FORWARD PLAN NO
1. PURPOSE
1.1 To consider the planning application submitted under reference APP/16/01108/F for the demolition of part of Arndale Court Hotel and erect a three storey building comprising 27 flats with car parking, vehicular access off Denmark Lane and detached cycle bin store.
2. DECISION REQUIRED
2.1 To resolve whether to approve Planning Permission for the proposed scheme having regard to the original application case officer report set out in Appendix A, the relevant extract from the Addendum Sheet in Appendix B and the additional information contained within this report.
3. BACKGROUND
3.1The application was taken to Planning Committee on 25th August 2016 with a recommendation for the members to resolve to delegate the application to the Head of Planning and Regeneration Services in consultation with the Chairman of the Planning Committee to Approve upon securing appropriate CIL contributions and the completion of a S106 agreement, having properly considered any further representations received within the notification period, as set out in the case officer report in Appendix A, and the Addendum sheet Appendix B.
3.2Prior to the application being presented by the Case Officer, Members Deferred the application to allow the consultation period to expire and all consultations to be properly reported and case officer report to cover those issues.
3.3The formal consultation period expired on the 1st September 2016. Two additional letters of representation have been received from local residents raising the following issues:-
-Poole doesn’t have enough holiday let/self catering apartments.
-Disruption during construction
-3rd Storey element which will cause overlooking into the rear gardens and rear part of the properties on the south west side of Shaftsbury Rd, leading to a loss of privacy.
Consultation responses have now been received from:-
Wessex Water- No objections.
Crime Prevention Officer- Would like to see the car park lit. Some means of stopping up the side of the premises to be used as a footpath may discourage unwelcome visitors. Layout allows for a secure buffer to be added so that access through one of the two main communal doors does not allow unrestricted access to all the units.
Head of Environmental and Consumer Protection- No comments received.
Natural England- No comments received.
3.4Notwithstanding the additional consultation responses having been received the issues raised of concern were previously considered in determining the Outline application (app/15/00656) and the Planning Judgement as set out in appendix A remains the same.
3.5This proposal seeks Planning Permission for the demolition of part of the existing Arndale Court Hotel and erection of a three storey building comprising 27 flats.
3.6The siting, scale, appearance and access to the building has been approved by the Local Planning Authority (see APP/15/00656). Whilst there are very slight changes to the footprint and scale those changes would not alter the impact of the resultant building that has been considered to be acceptable by the Local Planning Authority.
3.7The only material difference between the approved scheme and the current proposal is the loss of 6 holiday flats that were previously conditioned in lieu of now securing 100% affordable housing on site. The Case Officer report assesses the balanced judgement in this regard and concludes that whilst resulting in the loss of 6 holiday flats the proposal will deliver much needed affordable housing.
3.8Subsequent to the Case Officer report being published a land deal has now been prepared between Holton Homes, the applicant and Spectrum Homes to enable the purchase of the site by Spectrum Homes. In addition a Section 106 agreement has also been prepared which delivers:-
(a)100% Affordable housing on site;
(b)Financial contribution of £6,354 (plus admin) for SAMMS; and
(c)Footpath improvement along the frontage of Denmark Rd.
It is expected that the Land Deal and S106 will be completed before Committee such that 100% affordable Housing can be secured.
3.9It is noted that a number of conditions were amended as set out in the Addendum Sheet. Those amendments were as a result of further plans being submitted detailing the landscaping and as a result of the S106 detailed above to secure the dedication of land for footpath improvement.
3.10For clarification the conditions proposed are as follows:-
- GN150 (Time Expiry 3 Years (Standard))
- PL01 (Plans Listing)
The development hereby permitted shall be carried out in accordance with thefollowing approved plans:
Site, Block and Location Plan received 09/08/2016 ref 8553/200 rev A
Proposed Elevations received 09/08/2016 ref 8553/203 rev A
Proposed Street Scenes received 09/08/2016 ref 8553/204 Rev A
Proposed Second Floor and Roof Plan received 15/07/2016 ref 8553/202
Proposed Ground level and first floor plan received 15/07/2016 ref 8553/201
Proposed bin and cycle store received 15/07/2016 ref 8553/205
Landscape Plan by Partridge Associates drwg no. 2036/1A rev a received 24/08/16
Reason -
For the avoidance of doubt and in the interests of proper planning.
- GN030 (Sample of Materials)
Prior to commencement of development above slab floor level, details and samples of all external facing and roofing materials to be used shall be submitted to, and approved in writing by, the Local Planning Authority before any on-site works commence. The development shall thereafter be carried out in accordance with the approved details.
Reason -
To ensure that the external appearance of the building(s) is satisfactory and in accordance with Policies PCS23A of the Poole Core Strategy (February 2009).
- HW100 (Parking/Turning Provision)
The development hereby permitted shall not be brought into use until the access, turning space, vehicle parking and cycle parking shown on the approved plan have been constructed, and these shall thereafter be retained and kept available for those purposes at all times. In addition, Parking Bay Nos. 7 and 8 shall be marked out for disabled parking only. None of the car parking bays shall be allocated to individual residents or residential units expect for any bays marked out as disabled parking bays which maybe allocated to registered disabled residents.
Reason -
In the interests of highway safety and in accordance with Policy PCS15 of the Poole Core Strategy (February 2009), and DM7 and DM8 of the Site Specific Allocations & Development Management Policies (April 2012).
- GN162 (Renewable Energy- Residential) (20%)
Prior to the commencement of the development (excluding demolition) hereby permitted, details of the use of on-site renewable energy sources to meet a minimum of 20% of predicted energy use of the residential development, shall be submitted to and approved in writing by the Local Planning Authority and subsequently implemented, retained and maintained.
Reason:
In the interests of delivering a sustainable scheme and reducing reliance on centralised energy supply and in accordance with Policies PCS31, PCS32 and PCS35 of the Poole Core Strategy adopted 2009 and guidance contained within Section 10 - Meeting the challenge of climate change, flooding and coastal change of the National Planning Policy Framework (March 2012).
- LS040 ( Landscaping Scheme Implemented)
The proposals for the landscaping of the site, as shown on the approved plans (including provision for landscape planting, the retention and protection of existing trees and other site features, walls, fencing and other means of enclosure and any changes in levels) shall be carried out as follows:
a) the approved scheme shall be fully implemented with new planting carried out in the planting season October to March inclusive following occupation of the building(s) or the completion of the development whichever is the sooner, or in accordance with a timetable to be agreed in writing with the Local Planning Authority;
b) all planting shall be carried out in accordance with British Standards, including regard for plant storage and ground conditions at the time of planting;
c) the scheme shall be properly maintained for a period of 5 years and any plants (including those retained as part of the scheme) which die, are removed or become damaged or diseased within this period shall be replaced in the next planting season with others of a similar size and the same species, unless the Local Planning Authority gives written consent to any variation; and
d) the whole scheme shall be subsequently retained.
Reason -
In the interests of visual amenity, to ensure that the approved landscaping scheme is carried out at the proper times and to ensure the establishment and maintenance of all trees and plants in accordance with Policy PCS23(A) of the Poole Core Strategy (February 2009) and Policy DM1 (iii) of the Site Specific Allocations & Development Management Policies (April 2012).
- AA01 (Non Standard Condition)
Notwithstanding the submitted SUD plans prior to commencement of development (excluding demolition) proposals for the disposal of surface water shall be submitted to, and approved in writing by the Local Planning Authority. The proposal shall be agreed in accordance with the approved details, unless otherwise agreed in writing by the LPA.
Reason-
To ensure an appropriate discharge of surface water.
- Non standard (Hard Landscaping)
The proposals for the hard landscaping of the site, as shown on the approved plans shall be fully implemented in accordance with the agreed details prior to first occupation of any unit, unless otherwise agreed in writing by the Local Planning Authority.
Reason -
In the interests of visual amenity, and in accordance with Policy PCS23(A) of the Poole Core Strategy (February 2009)
4. FINANCIAL IMPLICATIONS
4.1 A CIL exemption form has been submitted by Spectrum Homes, who are assuming liability to claim CIL Relief due to the scheme being 100% affordable housing. This CIL exemption request has been agreed and therefore the proposal would be exempt from CIL
5. LEGAL IMPLICATIONS
5.1 None
6. RISK MANAGEMENT IMPLICATIONS
6.1 None
7. EQUALITIES IMPLICATIONS
7.1 None
8. CONCLUSIONS
8.1 Notwithstanding the consultation responses including the additional neighbour objections, the Head of Planning & Regeneration Services recommends that the scheme should be approved subject to the S.106 and the conditions as listed above in section 3.10.
STEPHEN THORNE
HEAD OF PLANNING AND REGENERATION
Contact officer: Clare Spiller
Background Papers:
Appendix A: Report to Planning Committee 25th August 2016.
Appendix B: The Addendum list for Planning Committee 25th August 2016.