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The Committee considered report ES/1044 relating to an application that sought to vary conditions 2 and 4 of planning consent DC/18/2406/FUL which granted planning permission for the demolition of existing buildings on the site and for a re-development consisting of flexible office space, retail unit and residential accommodation on land at the junction of Station Road and Blyth Road. The site was within Southwold’s Conservation Area and within the settlement boundary of the town. The Senior Planner advised the Committee of an amendment to the report in paragraph 9.2 in the last sentence, where the word ‘residential’ should be omitted.
Members received a presentation showing the site location and aerial view, including the new car park nearby which was nearing completion, together with a photograph of the original buildings which had now been demolished. Layout plans and artist’s impression of the consented scheme and proposed development were displayed. The residential outlook would be improved, the building at the rear was to be single storey, the external staircase would be covered and dormers replaced with rooflights, the café had been omitted and replaced with additional offices and the internal courtyard was being retained along with the two entrances. Roof and fenestration changes were being proposed.
The Senior Planner advised that in considering a Section 73 application, the consideration was limited to the matters subject of the relevant conditions and it was considered that the proposal did not affect the original intention. Changes allowed the site to be used for construction vehicles and the parking would need to be completed before first occupation. The variation was being recommended for approval.
In response to Members’ questions, the Senior Planner confirmed that the reasons for the changes since the original application to now were set out in detail in paragraphs 3.3 to 3.6 of her report. The changes would allow the scheme to be more viable and create more office space. Parking on the site would be ready in advance of occupation of the buildings.
The Chairman invited the public speakers to address the Committee.
On behalf of the Town Council, Cllr J Jeans was accompanied by other Town Councillors and the Architect. As a Town Council, they had planned to develop the site for some 20 years and East Suffolk Council were behind the project which had received Coastal Funding. Cllr Jeans referred to the Business Plan and Design and explained the reasoning behind the changes. Having obtained consent, the Town Council had commissioned an employment consultant to review the business provision post-Covid and that had identified the fact that employment space was in demand for micro-businesses and the reduction in flats from two to one and the removal of the café was to make the scheme work. Design changes related to those issues and would reduce the costs of works.
Members asked questions relating to:
- If the population in Southwold was 840, where would the businesses come from?
- Whilst the town was attractive for holidays, there was limited forms of business, so how many people had expressed an interest in having a business unit in Southwold.
Cllr Jeans acknowledged the older population in Southwold and this proposal would help make the community viable. Employment in the town provided jobs for people travelling from Great Yarmouth, Lowestoft, Beccles and Norwich and there was also a very good nursery and primary school in the town. What they were proposing as an enterprise hub complied with the East Suffolk Strategy and there was demand as the Southwold and Reydon business centres were now full.
Mr D Ray, the applicant’s agent and architect, advised that the proposal was to vary two conditions of a fully consented scheme. The car parking numbers were not being varied and EV charging points were being provided in the nearby car park. The proposed tenancies had flexible partitions so that the accommodation could suit market demand. The proposed shared reception and services would allow interaction between businesses. The proposed desk layouts were in accordance with the Work Space Regulations and the overall space had not increased but would provide more flexible accommodation. Even with the reduction of one flat, the material changes were minimal.
Members questioned:
- The removal of the café which should make it more viable
- Attracting minor businesses to Southwold with offices only or artisan work spaces
Cllr Jeans confirmed that the minimal amount of lettable space was to make the proposal viable. The Town Council would not wish to undermine existing businesses or coffee shops and it was hoped that users of the accommodation would support other businesses in the town. Mr Ray advised that within the building coffee and tea would be provided in a communal space for the tenants so they could get to know each other. The initial proposal would be mainly for office accommodation but depending on feasibility in the future, the spaces could be reverted to workshop units.
As Ward Member, Councillor Beavan advised that he supported the overall aims of bringing more businesses into the town all year round but could not support the proposal as it stood and a survey indicated that 394 were opposed to the development. The change of mixed use under consideration was not market driven; no-one had signed up to run the hub and no-one had come forward to rent space. The empty offices at Reydon Business Park had now been converted showing there was no demand for offices. There was demand for workshops and housing. The proposal would cram offices into less space and charge premium rents. Car parking would also be an issue with 90 workers on site and 30 at the hospital site with 10 spaces being provided here and 20 at the former hospital site. Anyone using the proposed facilities would come from outside the area and therefore have to drive into the town. There was still no Business Plan and a 2% return was insufficient and therefore the proposal was likely to fail. Councillor Beavan agreed there was little material consideration to refuse the application but he could not support the application.
During the ensuring discussion, whilst acknowledging the Town Council’s aspirations, comment was made that the proposal seemed out of proportion. In Halesworth, office spaces remained vacant so no-one from there would consider travelling to Southwold. Members expressed disappointment that there was no Business Plan in place and noted permission had already been granted albeit for a slightly different scheme. With no grounds for refusal, it was
RESOLVED
That the variation of conditions 2 and 4 be approved, subject to the conditions previously imposed, except where they relate to the café use which is no longer part of the proposals:
1. The development hereby permitted shall be completed in all respects strictly in accordance with drawings 304529-IW-DR-A-2204 Rev P3; -2203 Rev P3; -2205 Rev P3; ZZ DRA 1001; 1002; 2001D; 2002B; 9001F; 9005; 1001C; 1002C; 1003B; 1004B; 0001G; 0005D; 0005F; 0003B; 0006C; 1005 Transport Statement dated June 2018; Phase I and Phase II Geo-Environmental Assessment dated 10/05/18; Planning Design and Access Statement dated May 2018; Heritage Impact Assessment dated April 2018; and the Drainage Strategy 304529 dated 25/07/18, for which permission is hereby granted or which are subsequently submitted to and approved by the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.
Reason: For the avoidance of doubt as to what has been considered and approved.
2. Notwithstanding the submitted details a full schedule of wall and roof materials to be used shall be submitted to and approved in writing by the local planning authority prior to development commencing, except demolition, site clearance and the removal of underground tanks. Development to be undertaken in accordance with the approved details.
Reason: To ensure the satisfactory appearance of the development in the interests of visual amenity.
3. No development shall take place (except demolition, site clearance and the removal of underground tanks) until a minimum of ten car parking spaces are made available within the area shown on approved drawing 304529-IW-DR-A-2205 Rev P3. The area shall have been laid out and made available for use in accordance with details that have previously been submitted to and approved in writing by the local planning authority, allowing a temporary surface to accommodate contractors parking for the duration of construction with the final agreed parking surfacing and layout being completed prior to first occupation of the site. The 10 parking spaces shall thereafter be retained in accordance with the approved details, for the purposes of parking to serve the development hereby granted.
Reason: To ensure that sufficient space for the on site parking of vehicles is provided and maintained in order to ensure the provision of adequate on-site space for the parking and manoeuvring of vehicles where on-street parking and manoeuvring would be detrimental to highway safety to users of the highway.
4. No development (except demolition, site clearance and the removal of underground tanks and associated infrastructure) approved by this planning permission, shall take place until a site investigation has been submitted to, and approved in writing by, the local planning authority. The investigation must include:
* investigation and assessment of areas in the vicinity of the removed underground tanks and associated infrastructure;
* the locations and nature of site wide sampling points (including logs with descriptions of the materials encountered) and justification for the sampling strategy;
* explanation and justification for the analytical strategy;
* a revised conceptual site model; and
* a revised assessment of the risks posed from contamination at the site to relevant receptors, including: human health, ground waters, surface waters, ecological systems and property (both existing and proposed).
All site investigations must be undertaken by a competent person and conform with current guidance and best practice, including BS10175:2011+A2:2017 and CLR11.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
5. No development (except demolition, site clearance and the removal of underground tanks and associated infrastructure) approved by this planning permission, shall take place until a detailed remediation method statement (RMS) has been submitted to, and approved in writing by, the LPA. The RMS must include, but is not limited to:
* details of all works to be undertaken including proposed methodologies, drawings and plans, materials, specifications and site management procedures;
* an explanation, including justification, for the selection of the proposed remediation methodology(ies);
* proposed remediation objectives and remediation criteria; and
* proposals for validating the remediation and, where appropriate, for future maintenance and monitoring.
The RMS must be prepared by a competent person and conform to current guidance and best practice, including CLR11.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
6. Prior to any occupation or use of the approved development the RMS approved under condition 6 must be completed in its entirety. The LPA must be given two weeks written notification prior to the commencement of the remedial works.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
7. A validation report must be submitted to and approved in writing by the LPA prior to any occupation or use of the approved development. The validation report must include, but is not limited to:
* results of sampling and monitoring carried out to demonstrate that the site remediation criteria have been met;
* evidence that the RMS approved under condition 6 has been carried out competently, effectively and in its entirety; and
* evidence that remediation has been effective and that, as a minimum, the site will not qualify as contaminated land as defined by Part 2A of the Environmental Protection Act 1990.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
8. In the event that contamination which has not already been identified to the Local Planning Authority (LPA) is found or suspected on the site it must be reported in writing immediately to the Local Planning Authority. Unless agreed in writing by the LPA no further development (including any construction, demolition, site clearance, removal of underground tanks and relic structures) shall take place until this condition has been complied with in its entirety.
An investigation and risk assessment must be completed in accordance with a scheme which is subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and conform with prevailing guidance (including BS 10175:2011+A1:2013 and CLR11) and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority.
Where remediation is necessary a detailed remediation method statement (RMS) must be prepared, and is subject to the approval in writing of the Local Planning Authority. The RMS must include detailed methodologies for all works to be undertaken, site management procedures, proposed remediation objectives and remediation criteria. The approved RMS must be carried out in its entirety and the Local Planning Authority must be given two weeks written notification prior to the commencement of the remedial works. Following completion of the approved remediation scheme a validation report that demonstrates the effectiveness of the remediation must be submitted to and approved in writing by the LPA.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
9. Before the installation of any extract ventilation system, air conditioning, refrigeration equipment, and any other fixed plant, details of the equipment, its location, acoustic housing and any vibration isolation measures, together with the projected noise levels at the boundary of the property, shall be submitted to the local planning authority for approval, and only the approved plant shall be installed and retained in the approved form thereafter.
Reason: To avoid noise nuisance in the interests of residential amenity.
10. No development shall commence, except demolition, site clearance and the removal of underground tanks until details of the strategy for the disposal of surface water on the site have been submitted to and approved in writing by the local planning authority.
Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal, to ensure that the proposed development can be adequately drained.
11. No development shall commence, except demolition, site clearance and the removal of underground tanks until details of the implementation, maintenance and management of the strategy for the disposal of surface water on the site have been submitted to and approved in writing by the local planning authority. The strategy shall be implemented and thereafter managed and maintained in accordance with the approved details.
Reason: To ensure clear arrangements are in place for ongoing operation and maintenance of the disposal of surface water drainage.
12. The development hereby permitted shall not be occupied until details of all Sustainable Urban Drainage System components and piped networks have been submitted, in an approved form, to and approved in writing by the Local Planning Authority for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.
Reason: To ensure all flood risk assets and their owners are recorded onto the LLFA's statutory flood risk asset register as per s21 of the Flood and Water Management Act.
13. No development other than demolition, site clearance and the removal of underground tanks, shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:
1. Method statements, scaled and dimensioned plans and drawings detailing surface water management proposals to include:
i. Temporary drainage systems
ii. Measures for managing pollution / water quality and protecting controlled waters and watercourses
iii. Measures for managing any on or offsite flood risk associated with construction.
Reason: To ensure the development does not cause increased flood risk, or pollution of watercourses in line with the River Basin Management Plan.
14. No development, except demolition, site clearance and the removal of underground tanks, shall commence until details/detailed drawings of the following matters shall be submitted to the local planning authority for approval in writing:
[i] windows, doors and other glazed areas;
[ii] eaves and verges;
[iii] canopies and feature panels;
(iv) cycle storage;
(v) new boundary walls
The approved details shall be implemented in their entirety before the buildings are first occupied.
Reason: In the interests of preserving the character and appearance of the Conservation Area: the application did not include the necessary details for consideration.
15. Within 3 months of commencement of development, precise details of a scheme of hard landscape works at a scale not less than 1:200 shall be submitted to and approved in writing by the local planning authority.
Reasons: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity.
16. Within 3 months of commencement of development, precise details of a scheme of landscape works (which term shall include tree and shrub planting, planters and other operations as appropriate) at a scale not less than 1:200 shall be submitted to and approved in writing by the local planning authority.
Reasons: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity.
17. The approved scheme of landscape works shall be implemented not later than the first planting season following commencement of the development (or within such extended period as the local planning authority may allow) and shall thereafter be retained and maintained for a period of five years. Any plant material removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter and shall be retained and maintained.
Reason: To ensure that there is a well laid out landscaping scheme in the interest of visual amenity.
18. No works on the new footpath on Blyth Road shall commence until full details have been submitted to and approved in writing by the local planning authority. No unit shall be occupied until the footpath has been completed in accordance with the approved details.
Reason: To ensure the provision of adequate and improved access arrangements to the site in the interests of highway safety.
19. Prior to works commencing a Construction Management Plan shall be submitted to and approved in writing by the local planning authority. The plan should address how noise and dust/smoke/fumes will be controlled and reduced to a minimum during construction. The building operations undertaken at the site shall comply with the approved details.
Reason: In the interests of residential amenity and the protection of the local environment.
Informatives:
1. The Local Planning Authority has assessed the proposal against all material considerations including planning policies and any comments that may have been received. The planning application has been approved in accordance with the objectives of the National Planning Policy Framework and local plan to promote the delivery of sustainable development and to approach decision taking in a positive way.
Note: At 4.19pm, Councillor Beavan rejoined the meeting.