Planning Online - Application Details

Planning Online last updated:19/02/2019

Planning Application Number: 09/18/00039

Parish/Town Council: Bridgwater Without

Application Progress:

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Application Received
16/11/2018
Application Registered
30/11/2018
Comments Welcome By
01/01/2019
Application is Under Consideration
Application Decided
04/01/2019
Appeal Received
Appeal Decided
Type:
Full Planning Permission
Location:
Woodlands Court Business Park, Bristol Road, Bridgwater, Somerset
Proposal:
Variation of Condition 2 of Planning Permission 09/17/00023 (Erection of a five storey building (excluding a roof level plant enclosure) to form a 123 bedroom hotel and associated infrastructure, access, landscaping and parking) to revise the design of the hotel.
Case Officer:
Rebecca Miller
Registered Date:
30/11/2018
Applicant:
Zeal Hotels (Bridgwater)
Applicant Address:
4 Devonshire Street London W1W 5D
Agent:
Mr Travers, Aros Architects
Agent Address:
Aros Architects The Jerwood Space 171 Union Street London SE1 0LN
Consultation Start Date:
04/12/2018
Earliest Decision Date:
02/01/2019
Committee or Delegated:
Delegated
Committee Date:
Not Applicable
Decision:
Granted Permission
Decision Date:
04/01/2019
 Conditions and Reasons
1
The development hereby permitted shall be begun before the 9 November 2020. Reason: In accordance with the provisions of Section 91 of the Town and Country Planning Act, 1990 ( as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2
The development hereby permitted shall be carried out in accordance with the approved plans listed in schedule A. Reason: For the avoidance of doubt and in the interests of proper planning.
3
Prior to the commencement of development, a written commitment to the sourcing of local labour shall be submitted to and approved in writing by the local planning authority. The written commitment, as a minimum, shall set out the following matters: i) The proportion of construction workers to be sourced from the local labour pool, ii) The proportion of subsequent staff employed in the development to be sourced from the local labour pool; iii) Work experience/ apprenticeship opportunities iv) The proportion of local procurement and sourcing v) On-going skills development and training opportunities. vi) The steps that will be taken to ensure that the above is implemented. vii) The operator shall maintain a record of i - vi above and shall make that information available to the local planning authority at all reasonable times upon request. Reason: Reason: To ensure the use of local labour prior to the commencement of construction in accordance with Policies P6 and D11 of the Sedgemoor District Core Strategy.A pre-commencement condition is necessary as this deals with the construction phase of the development hereby permitted.
4
Prior to the commencement of development,  including any site clearance, groundworks or construction within each sub-phase (save such preliminary or minor works that the Local Planning Authority may agree in writing), a Construction Management Plan (CMP) to manage the impacts of construction during the life of the works, shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the CMP shall, amongst other things, include:-   a)     measures to regulate the routing of construction traffic, including construction vehicle movements and delivery hours; b)     the importation and of spoil and soil on site; c)     the removal /disposal of materials from site, including soil and vegetation; d)     the location and covering of stockpiles; e)     details of measures to prevent mud from vehicles leaving the site and must include wheel-washing facilities; f)     control of fugitive dust from earthworks and construction activities; dust suppression; g)     a noise control plan (which includes control methods) h) a waste disposal policy; (including no burning on site) i)     details of any site construction office, compound and ancillary facility buildings; j)      specified on-site parking for vehicles associated with the construction works and the provision made for access thereto; k) Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice; l) a point of contact (such as a Construction Liaison Officer/site manager) and details of how complaints will be addressed, including an appropriate phone number. The details so approved and any subsequent amendments as shall be agreed in writing by the Local Planning Authority shall be complied with in full and monitored by the applicants to ensure continuing compliance during the construction of the development. Reason: This information is required prior to commencement to protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway and in the interests of highway safety.
5
No construction work (other than completely internal fitting out) or deliveries to and from the site shall take place outside the hours of 07:00 to 18:00 Mondays to Fridays, 08:00 to 13:00 on Saturdays, with the exception of specific works which shall have been agreed in advance and in writing by the local planning authority and shall include details of the task, the date and duration of works. No works to take place on Sunday and Bank Holidays. Reason: To protect the amenity of local residents from potential impacts whilst site clearance, groundworks and construction is underway.
6
The site of the proposed development may be contaminated.  Therefore unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions A to C have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition D has been complied with in relation to that contamination. Site Characterisation A detailed site investigation and risk assessment must be completed in accordance with current UK guidance to assess the nature, extent and scale of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The investigations, risk assessments and written reports must be approved in writing by the Local Planning Authority. The report of the findings must include: a survey of the extent, scale and nature of contamination; desk study information, conceptual models, investigation methods, investigation results and interpretation and any other information required by the local planning authority to justify and appraise the report findings. an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwaters and surface waters, • ecological systems, • archeological sites and ancient monuments; (iv) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. Submission of Remediation Scheme In cases where contamination is shown to exist a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property, the natural and historical environment and surrounding land must be prepared, and approved in writing by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. Implementation of Approved Remediation Scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and approved in writing by the local planning authority. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition A, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition B, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition C. Long Term Monitoring and Maintenance If a monitoring and maintenance scheme, to include monitoring the long-term effectiveness of the proposed remediation, is required as part of the approved remediation scheme then the monitoring and maintenance scheme will need to be approved in writing by the local planning authority. Following completion of the measures identified in that monitoring and maintenance scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority for approval. This must be conducted in accordance with current UK guidance including DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'. 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
Any external lighting must only directly illuminate the application site and shall be fully adjustable Reason: To safeguard residents from obtrusive light.
8
Prior to the first occupation or use of the development hereby permitted, an amended Travel Plan is to be submitted to and approved in writing by the Local Planning Authority.  Such Travel Plan should include soft and hard measures to promote sustainable travel as well as targets and safeguards by which to measure the success of the plan.  There should be a timetable for implementation of the measures and for the monitoring of travel habits.  The development shall not be occupied unless the agreed measures have been or are being implemented in accordance with the agreed timetable.  The measures should continue to be implemented as long as any part of the development is occupied.  Reason: To encourage sustainable travel and in the interests of highway safety.
9
There shall be no obstruction to visibility greater than 600 millimetres above adjoining road level in advance of lines drawn 2.4 metres back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 43 metres either side of the access. Such visibility shall be fully provided before the development hereby permitted is commenced and shall thereafter be maintained at all times. Reason: In the interests of highway safety.
10
No works within 5 metres of hedgerows or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority. Reason: In the interests of nesting wild birds.
11
Landscape planting will be of tree and hedgerow species set out in Section 9.5 and 9.6 of the Preliminary Ecological Appraisal (Just Mammals, June 2017). A plan and schedule for soft landscaping shall be submitted to and approved by the local planning authority. In addition a Landscape and Ecological Management Plan (LEMP) shall also be submitted to, and be approved in writing by, the local planning authority prior to completion of the development. The content of the LEMP shall include the following. a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Aims and objectives of management. d) Appropriate management options for achieving aims and objectives. e) Prescriptions for management actions. f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). g) Details of the body or organization responsible for implementation of the plan. h) On-going monitoring and remedial measures. The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. Reason: In the interests of biodiversity and visual amenity.
12
Prior to the commencement of development details of kerbing and drainage will be submitted to and approved in writing by the local planning authority prior to ensure that it is 'friendly' to great crested newts. The development shall then be carried out in accordance with the agreed details. Reason: This condition is pre commencement condition in the interests of the favourable conservation status of a population of a European protected species.
13
Prior to any site clearance work a check of the great crested newt exclusion fencing will be made to ensure that it is maintained by an ecologist licensed for great crested newts. A letter confirming the effectiveness of the exclusion fencing including, in case of failure where further measures are required, will be submitted to the local planning authority.                Reason: To ensure the strict protection of a European protected species
14
No development shall commence until surface water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority.  Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system in accordance with the principles set out in The National Planning Policy Framework, associated Planning Policy Guidance and the Non-statutory technical standards for sustainable drainage systems. The results of the assessment provided to the local planning authority. The system should be designed such that there is no surcharging for a 1 in 30 year event and no internal property flooding for a 1 in 100 year event + 30% allowance for climate change. The submitted details shall: provide information about the design storm period and intensity, the method employed to delay and control the surface water discharge rate and volume from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; and provide a plan indicating flood exceedance routes, both on and off site in the event of a blockage or rainfall event that exceeds the designed capacity of the system; and provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. Including: details of land ownership; maintenance responsibilities; a description of system; the identification of individual assets, services and access requirements; details of routine and periodic maintenance activities. The surface water drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan for the lifetime of the development. Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).
15
No development shall commence until a scheme for the management of foul water has been submitted to and approved in writing by the local planning authority. Works shall proceed in accordance with the approved details. Reason: To ensure that the development is served by a satisfactory system of foul water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraph 17 and sections 10 and 11 of the National Planning Policy Framework, Paragraph 103 of the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).
16
Prior to the occupation of the development hereby permitted a Flood Warning and Evacuation Plan (FWEP) shall be submitted to and approved in writing by the Local Planning Authority. Reason: To reduce the residual impact of flooding on the proposed development and to protect the occupiers of the development.
17
Samples of the roofing materials and of the materials to be used in the construction of the external walls shall be submitted to and approved in writing by the local planning authority before any work above the finished floor level is commenced. Reason: In the interests of visual amenity.
18
The development hereby permitted shall not be occupied until the parking spaces for the site have been provided in line with the Proposed Site Plan. The said spaces and access thereto shall be properly consolidated and surfaced, and shall thereafter be retained and maintained, kept clear of obstruction at all times and not used other than for the parking of vehicles or for the purpose of access. Reason: In the interests of highway safety.
19
Prior to the commencement of development a landscape planting scheme, which includes the planting of native trees and shrubs (as specified within Just Mammals ecological appraisal 2017) shall be submitted to the Local Planning Authority for approval. The proposed planting scheme shall include a detailed scaled drawing which identifies the proposed green infrastructure and includes a plant schedule and planting specification. The planting schedule shall detail the proposed species, quantities, stock sizes, planting densities and spacings. The approved planting scheme shall be implemented in the first planting season following the completion of the development or otherwise agreed. All landscape areas shall be protected and maintained, and any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species unless the LPA has given its written consent to any variation. In the interests of visual amenity. This is in accordance with Section 12 of the NPPF and Policies D2 and D20 of the Sedgemoor District Local Plan. Reason: To ensure that development sites are appropriately landscaped to provide enhancement of the environment, mitigation for vegetation that is to be removed, to ensure biodiversity is maintained .and that planting schemes are established and managed into the future.