Agenda item

The Former Short Blue Public House, Bastable Avenue, Barking - 11/00407/FUL

Minutes:

The Development Management Manager, Regeneration and Economic Development presented the report relating to the application. Condition 2 was amended and an additional condition 21 was added.

 

A member of the public was in attendance to object to the development and her points can be summarised as follows:

 

·  The proposed development on its own is completely overwhelming and out of character with properties in the surrounding area

·  There is no provision for drying of washing which will result in hanging of clothes outside windows and on balcony’s and will be harmful to the character of the surrounding area. 

·  There are issues of privacy as the development would result in overlooking of nearby properties including the primary school over the road and directly into people’s bedrooms on Endeavour Way and Ray Gardens.

·  There are already problems with parking in the surrounding areas and this development would create further problems due to increased  demand for parking

·  Due to the proximity of existing flats construction works will impact on existing residents.

 

Councillor Cameron Geddes, Thames Ward Councillor agreed with the objectors comments on issues of privacy and parking and made an additional representation objecting to the application on the ground that the development would be of an inappropriate scale and massing and fail to comply with Policy BP11.

 

The applicant’s agent was present and made the following presentation in support of the application:

 

·  Since the previous application was rejected at the 7 February DCB meeting the applicant has had a number of discussions and negotiations with officers to comply with lifetime home standards and amenity space and this has now been addressed

·  The parking provision provided is considered to be acceptable and to go any higher than 80 per cent parking will go against government advice.

·  The proposed development complies with Policy BR2 in that it would achieve a CO2 reduction of 24% over the Building Regulations requirements through various passive design measures and a further 11% reduction in carbon emissions through the use of renewable technology in the form of photo-voltaic panels on the roof.

·  The applicant has met with the immediate local residents who were in favour of the scheme

·  A communal amenity area of 140 square metres will be available in the development and the applicant has no objection to providing two or three rotary driers for the hanging of washing.

·  The roof plan provides for planters which will prevent any overlooking from the roof terrace, in addition the lift shaft and stairwell will also prevent overlooking.

·  The applicant is happy to have an additional condition imposed restricting the number of satellite dishes and television aerials.

 

After discussion it was agreed to grant planning permission for the demolition of public house and erection of 3/4 storey building to provide 1 one- bedroom flat, 8 two-bedroom flats and 5 three- bedroom flats with associated landscaping and parking subject to the following conditions and the completion of an agreement under S.106 of the Town and Country Planning Act 1990 in respect of a contribution of £84,000 to be used in providing additional school places:

 

1.  The development permitted shall be begun before the expiration of three years from the date of this permission.

 

Reason:  To comply with 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 following approved plans: 09.362.12A, 09.362.13A, 09.362.14A, 09.362.15A, 09.362.16

 

Reason:  For the avoidance of doubt and in the interests of proper planning.

 

3.  No development shall take place until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping for the site incorporating the proposed communal roof terraces which shall include indications of all existing trees, shrubs and hedgerows on the site and details of those to be retained.

 

Reason:  To safeguard and improve the appearance of the area in accordance with policy BP11 of the Borough Wide Development Policies DPD and Section 197 of the Town and Country Planning Act 1990.

 

4.  The landscaping scheme as approved in accordance with condition 3 shall be carried out in the first planting and seeding seasons following the occupation of the building or completion of the development, whichever is the sooner.  Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species unless the Local Planning Authority gives written consent to any variation.

 

Reason:  To secure the provision and retention of the landscaping in the interests of the visual amenity of the area and in accordance with policy BP11 of the Borough Wide Development Policies DPD and Section 197 of the Town and Country Planning Act 1990.

 

5.  The development shall not be commenced until a scheme showing those areas to be hard landscaped and the details of that hard landscaping, including details of any proposed freestanding structures relating to the use of the communal amenity spaces, have been submitted to and approved by the Local Planning Authority in writing.  The scheme as approved shall be carried out prior to the occupation of the development and thereafter permanently retained.

 

Reason:  To safeguard and improve the appearance of the area in accordance with policy BP11 of the Borough Wide Development Policies DPD.

 

6.  Notwithstanding the details shown on drawings 09.362.12A, 09.362.15 and 09.362.16, no permission is hereby granted for the erection of the proposed pergola. Prior to the commencement of the development, details of the siting and design of a revised means of cover for the accessible parking bay shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to the occupation of the development and shall be retained permanently thereafter.

 

Reason: To protect the appearance of the development and to provide weather cover for residents with disabilities in accordance with policies BC2 and BP11 of the Borough Wide Development Polices DPD.

 

7.  No development, including demolition, shall take place until a bat survey and report, which shall have been carried out in accordance with the Bat Conservation Trust publication “Bat Surveys – Good Practice Guidance”, have been submitted to and approved by the Local Planning Authority. Any recommendations made within the report shall be carried out to the satisfaction of the Local Planning Authority prior to the commencement of the development.

 

Reason: In order to protect the Borough’s natural environment and to comply with the policy CR2 Core Strategy DPD and policy BR3 Borough Wide Development Policies DPD.

 

8.  The development shall not be occupied until bird nesting and bat roosting boxes have been installed on the building or in any trees on the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority. The details shall accord with the advice set out in Biodiversity for Low and Zero Carbon Buildings: A Technical Guide for New Build (Published by RIBA, March 2010) or similar advice from the RSPB and the Bat Conservation Trust.

 

Reason: In order to preserve and enhance the Borough’s natural environment and to comply with the policy CR2 Core Strategy DPD and policy BR3 Borough Wide Development Policies DPD.

 

9.  The development hereby permitted shall not commence until a scheme showing the provisions to be made for external lighting, CCTV coverage, access control, and any other measures to reduce the risk of crime, have been submitted to and approved in writing by the Local Planning Authority.  The development shall not be occupied until the approved scheme has been implemented.  Thereafter the approved measures shall be permanently retained unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: In order to provide a good standard of security to future occupants and visitors to the site and to reduce the risk of crime in accordance with policy BP11 of the Borough Wide Development Policies DPD.

 

10.Details of the vehicular access to the site incorporating the reinstatement of the existing crossing within the footway shall be submitted to the Local Planning Authority prior to the commencement of the development. The approved details shall be implemented prior to occupation of the development.

 

Reason:  To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general safety along the adjoining highway in accordance with policy BR9 of the Borough Wide Development Policies DPD.

 

11.The car parking areas indicated on drawing No. 09.362.12A shall be constructed and marked out prior to the occupation of the development, and thereafter retained permanently for the accommodation of vehicles of occupiers and visitors to the premises and not used for any other purpose.

 

Reason:  To ensure that sufficient off-street parking areas are provided and not to prejudice the free flow of traffic or conditions of general safety along the adjoining highway in accordance with policy BR9 of the Borough Wide Development Policies DPD.

 

12.The accessible parking bay indicated on drawing 09.362.12A shall be clearly marked with a British Standard disabled symbol and permanently retained for the use of disabled persons and their vehicles and for no other purpose.

 

Reason:  To ensure and promote easier access for disabled persons to the development in accordance with policy BP11 of the Borough Wide Development Policies DPD.

 

13.The development shall not be commenced until there has been submitted to and approved by the Local Planning Authority a plan indicating the position, design, materials and type of boundary treatment to be erected. No part of the development shall be occupied until the approved boundary treatment for that part has been provided.  The approved boundary treatment shall be retained unless the Local Planning Authority gives prior written approval for its removal.

 

Reason:  To ensure the boundary treatment protects or enhances the character and amenity of the area in accordance with policy BP11 of the Borough Wide Development Policies DPD.

 

14.The development hereby permitted shall not be commenced until details of proposed privacy screens for the private roof terraces shown on drawing no. 09.362.14A have been submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to the occupation of the development and shall be retained thereafter. 

 

Reason: To protect the privacy of neighbouring properties in accordance with policy BP11 of the Borough Wide Development Plan Polices DPD.

 

15.The development hereby permitted shall not be commenced until details/samples of all materials to be used in the construction of the external surfaces of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved materials.

 

Reason:  To protect or enhance the character and amenity of the area in accordance with policies BP8 and BP11 of the Borough Wide Development Policies DPD.

 

16.No development approved by this permission shall be commenced prior to a contaminated land assessment and associated remedial strategy, together with a timetable of works, being submitted to the Local Planning Authority for approval:

 

·  The contaminated land assessment shall include a desk study to be submitted to the Local Planning Authority for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the Local Planning Authority prior to investigations commencing on site.

 

·  The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology.

 

·  A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the Local Planning Authority. The Local Planning Authority shall approve such remedial works as required prior to any remediation commencing on site. The works shall be of such a nature as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters.

 

·  Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. If during the works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority.

 

·  Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the Local Planning Authority. The closure report shall include details of the proposed remediation works and quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. Details of any post-remedial sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from the site.

 

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 in accordance with policy BR5 of the Borough Wide Development Policies DPD.

 

17.The proposed development shall be carried out in accordance with the submitted document produced by Abba Energy Ltd entitled ‘Energy Statement & Renewables Feasibility Report (Issue 1)’ dated 12 May 2011 and amended by email received 27/07/11.

 

Reason: In the interests of safeguarding the environment and providing sustainable development in accordance with policies BR1 and BR2 of the Borough Wide Development Policies DPD.

 

18.Details of the proposed renewable energy generating equipment, designed to maximise the provision of renewable energy, including measures for its operation, management and monitoring of output, shall be submitted to and approved by the Local Planning Authority before the commencement of any work above ground level. The equipment shall be installed before the development is occupied and shall be permanently maintained so as to provide energy for the development on a day-to-day basis for as long as the development remains. Energy output monitoring devices and data, in a form to be agreed with the Local Planning Authority before installation, shall be made available to the Local Planning Authority.

 

Reason: In the interests of safeguarding the environment, to ensure that the development provides renewable energy in accordance with policy BR2 of the Borough Wide Development Policies DPD and to ensure that the Council can properly monitor the effectiveness of such measures.

 

19.Once the notional SAP ratings for the development are known a design stage certificate must be submitted to the Local Planning Authority verifying the code level that will be achieved.  The scheme will achieve a minimum of code level 3.  A post construction certificate stating that the residential units have achieved a minimum code level rating of 3 shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any residential unit unless otherwise agreed in writing by the Local Planning Authority.

 

Reason:  To ensure that the proposed residential units are designed in an environmentally sustainable manner and in accordance with policy BR1 of the Borough Wide Development Policies Development Plan Document.

 

20.The proposed development shall be carried out in accordance with the submitted Flood Risk Assessment Ref H290-01 Rev A produced by Ardent Consulting Engineers and dated April 2011.

 

Reason: To reduce the impact of flooding on the proposed development and future occupants and in accordance with policy CR4 of the Core Strategy DPD.

 

21 Before the development hereby approved is occupied a communal television and satellite system shall be provided and this shall be available to each occupier of the development. No satellite dishes may be installed on the exterior of the buildings, with the exception of a roof mounted dish providing the communal system.

 

Reason: The installation of satellite dishes on the building would be harmful to the character and appearance of the building and contrary to the objectives of policy BP11 of the Borough Wide Development Policies Development Plan Document.

Supporting documents:

 

 

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