Agenda item

Planning Application 15/03002/FUL - Yeovil District Hospital, Higher Kingston, Yeovil

Minutes:

(Having earlier declared a Personal and Prejudicial Interest Councillors Andy Kendall and David Recardo left the room during consideration of this item).

Councillor Kaysar Hussain then made a statement to the committee voicing his support of the application. As a local resident himself he understood the current issues and car parking problems at the hospital and surrounding roads and supported the improvement required He appreciated the impact on neighbouring properties regarding overlooking however it should be remembered that Cheverton Tower flats had until recently been located on the site. (Councillor Kaysar Hussain then left the room).

The Area Lead South then presented the application as detailed in the agenda and with the aid of a powerpoint presentation gave a comprehensive presentation showing the site, proposed plans and proposed road layout. He updated members that formal comments had now been received from the Highways Authority.

The Area Lead South also explained the inclusion of the provision where necessary of Traffic Regulation Orders (TRO’s) to control and restrict car parking in the vicinity of the site; this would need to be included within a Highways Agreement under s278. He also advised of two off-site TRO’s to restrict parking in Kenmore Drive and Milford Road. He advised that the outcome of a TRO cannot be guaranteed but confirmed the applicant’s commitment to providing a contribution to pay the Highway Authority’s costs for the processing and implementation of the off-site TRO’s.

He therefore suggested that the recommendation as set out in the agenda should be amended to read:

‘Grant planning permission for the following reason subject to:

(a) the prior completion of a section 106 planning obligation (in a form acceptable to the Council’s solicitor(s)) before the decision notice granting planning permission is issued, the said planning obligation to cover the following items/issues:

(i) the applicant’s commitment to providing a contribution (amount to be agreed) to pay the Highway Authority’s costs for the purpose of consulting on, processing and implementing a new Traffic Regulation Order (TRO) or amendments to the existing TROs in respect of parking restrictions in Kenmore Drive and Milford Road. The agreement would indicate that any monies not spent with a specified timescale would be returned to the applicant. The contribution would be payable prior to commencement of the development to allow sufficient time for the process to be carried in advance of the car park being opened.

(b) discussions regarding the retention of the London Plane by the proposed access to the multi-storey car park and re-siting of the cycle store

and with the inclusion of the additional highway conditions’.

In response to questions, members were informed that:

· Any monies intended for the off-site TRO’s would only be used for this purpose. Should the TRO applications not be made by the Highway Authority this money would be returned to the applicant.

· Conditions 12,13 and 14 as detailed in the agenda report would impose an obligation to deal with any construction issues ie. dust, vibration etc.

· It is proposed the exit road would be a marked junction for vehicles to enter onto the A37.

· The mesh panels recommended reduce the effects of noise and light spill from the car park, this has been assessed and the SSDC Environmental Protection Unit is satisfied with the information and conditions put in place to mitigate these issues.

· Condition to be imposed that any internal and external lighting be approved prior to installation and that there be a reduction in lux levels during curfew hours (10pm – 6am).

· Concerns regarding public safety and the potential for anti-social behaviour have been assessed and considered suitably addressed to avoid any issues occurring.

Mr Russell Rowland spoke in objection to the application. He voiced concern regarding the height and over development and the impact the proposal would have on his property No.7 Roping Road. He raised concern regarding privacy, noise pollution and anti-social behaviour and the confusion regarding the conflicting design and height from the original plan. He said the proposal would de value his property and was not in keeping with the surrounding area. He appreciated the need for improved car parking arrangements from the hospital but concerned and objected to the current scheme.

Mr Paul Mears, CEO of Yeovil District Hospital then addressed the committee. He said that due to increase in patients and the ambitions of the hospital the current car parking was a significant problem. He appreciated the concerns of the local residents and were working together to mitigate these concerns, however car parking was an important resource and asset for the hospital and it therefore a necessity for improvement. In reply to concerns regarding night-time noise and lighting he confirmed the night-time staff working hours were usually 8pm – 8am. CCTV would also be installed to mitigate any anti-social behaviour.

Councillor Mike Lock, Ward member voiced his support of the application and valued the need for the improved car parking for the hospital.

During a short debate, members also voiced their full support of the application. They appreciated the concerns of the local residents but recognised the essential need for car parking for the hospital and surrounding area.

The Area South Lead then recapped to members the updated recommendation and it was then proposed and subsequently seconded that planning permission be granted as per the officers revised recommendation and subject to the conditions as set out in the agenda and with the inclusion of the additional highways conditions. On being put to the vote this was carried unanimously.

RESOLVED:

To grant planning permission to application 15/03002/FUL for the following reason subject to:

(ii) the applicant’s commitment to providing a contribution (amount to be agreed) to pay the Highway Authority’s costs for the purpose of consulting on, processing and implementing a new Traffic Regulation Order (TRO) or amendments to the existing TROs in respect of parking restrictions in Kenmore Drive and Milford Road. The agreement would indicate that any monies not spent with a specified timescale would be returned to the applicant. The contribution would be payable prior to commencement of the development to allow sufficient time for the process to be carried in advance of the car park being opened.

(b) discussions regarding the retention of the London Plane by the proposed access to the multi-storey car park and re-siting of the cycle store

SUBJECT TO THE FOLLOWING:

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

Reason: To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02. The development hereby permitted shall be carried out in accordance with the following approved plans and documents:

a) Location Plan, Drawing No. DR-1-002

b) Proposed Highway Layout, Drawing No. 26 RevB

c) Proposed Elevations, Drawing No.DR-1-001 RevF

d) Landscape Illustrative Masterplan, Drawing No. DR-5-003 RevE

e) Landscape Site Sections, Drawing No. DR-5-004 RevA

f) Sections, Drawing Nos. 15-016(28)01 RevC, 15-016(28)02 RevB, 15-016(28)03 RevB, 15- 016(28)06 RevC, 15-016(28)07 RevB, 15-016(28)17 RevB, 15-016(28)18 RevB, 15-016(28)19 RevB, 15-016(28)20 RevB, 15-016(28)21 RevC, 15-016(21.1)04 RevB, 15-016(21.1)05 RevA, DR-1-101

g) Floor Plans, Drawing Nos. 15-016(43)01 RevH, 15-016(43)02 RevH, 15-016(43)03 RevG, 15-016(43)04 RevF

h) Drainage, Drawing No.15-016(52)01 RevB

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

03. The specific materials (including samples where appropriate) for the following aspects shall be submitted to and approved in writing by the Local Planning Authority, prior to their use.

a) Brickwork for all stairwells/plinths to the multi-storey car park;

b) Brickwork for new freestanding/retaining walls at the approved exit to Kingston;

c) Brickwork and surfacing details of the pedestrian crossing point, ramp and steps;

d) The colour and finish of the PPC vertical tubes and vehicle barriers; and

e) The expanded mesh for all high level screens.

Reason: In the interests of visual amenity to accord with policy EQ2 of the South Somerset Local Plan (2006-2028).

04. The high level mesh screens as shown on Drawing No. DR-1-001 RevF shall be installed prior to the first use of the multi-storey car park hereby approved and shall be retained in perpetuity thereafter.

Reason: To safeguard the amenity of local residents to accord with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

05. No works shall take place until details of a petrol/oil interceptor to the surface water management system have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with those agreed details and the petrol/oil interceptor shall be permanently retained and maintained thereafter.

Reason: To safeguard the water environment form organic compounds to accord with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

06. Prior to the installation of any internal or external lighting to the multi-storey car park hereby approved a detailed scheme based on the recommendations of the submitted External Lighting Appraisal Report (Henderson Green Ltd, June 2015) shall have been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall explicitly reference the reduction is lux levels during curfew hours (10pm-6am). The lighting shall thereafter be installed and operated in line with the approved scheme unless any written variation is agreed with the Local Planning Authority.

Reason: To safeguard the amenities of the local area and that of local residents to accord with the National Planning Policy Framework and policies EQ2 and EQ7 of the South Somerset Local Plan (2006-2028).

07. Prior to the first use of the multi-storey car park hereby approved a comprehensive tree and hedge planting scheme (to include the vertical planting) shall have been submitted to and approved by the Local Planning Authority based on submitted Drawing Nos. 005 RevA and DR-5-002 RevE. All planting comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the first use of the facility or the completion of the development, whichever is the sooner; and any trees or plants which within a period of fifteen years from the first use 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 integrate the development into its environs and build on local character to comply with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

08. No works shall take place, including demolition, until a revised scheme of tree protection measures (phased if necessary and based on Drawing No.001) have been submitted to and approved in writing by the Local Planning Authority. The agreed revised tree protection scheme shall be implemented in its entirety for the duration of the construction of the development.

Reason: To preserve the health, structure and amenity value of retained trees to comply with the National Planning Policy Framework.

09. In tandem with Condition 07 a scheme for the boundary treatment with No.5 Roping Road shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of works. The agreed scheme shall thereafter be implemented prior to the first use of the multi-storey car park hereby approved.

Reason: In the interests of residential amenity to accord with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

10. In order to reduce the opportunity for anti-social behaviour and reduce the fear of crime:

a) A scheme of gates/fencing to prevent public access to the area to the rear of the multi-storey car park hereby approved shall be submitted to and approved in writing by the Local Planning Authority and such preventative measures shall be installed prior to the use of the multi-storey car park hereby approved.

b) The cycle store shall be an open sided canopy to reduce the opportunity of a hiding place.

Reason: To maintain a safe environment where crime and disorder and the fear of crime does not undermine the amenities of the area to comply with the National Planning Policy Framework.

11. Prior to the first use of the multi-storey car park hereby approved the recommendations contained within the submitted Ecological Survey (Abricon, 11 May 2015) shall have been fully carried out.

Reason: To protect and enhance biodiversity to accord with policy EQ4 of the South Somerset Local Plan (2006-2028).

12. Construction works (including the operation of any machinery) and the delivery or dispatching of any construction materials, shall not take place outside 0830 hours to 1800 hours Mondays to Fridays, and 0830 hours to 1300 hours on Saturdays and not at any time on Sundays, Bank or Public Holidays.

Reason: In the interests of residential amenity to accord with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

13. Prior to the commencement of development, including demolition, a Construction Traffic Management Plan (phased if necessary) providing details on the routes for the delivery of the materials and equipment to the site plus compound parking area; shall be submitted to and approved in writing by the Local Planning Authority and fully implemented in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of highway safety and residential amenity to accord with the National Planning Policy Framework and policy EQ2 of the South Somerset Local Plan (2006-2028).

14. Prior to the commencement of development, including demolition, a Construction Environmental Management Plan (phased if necessary) shall be submitted to and approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust (and other air-borne pollutants), surface water run-off and site lighting. This should include the use of hoardings on sensitive boundaries where the Local Planning Authority deems necessary.

Reason: In the interests of residential amenity and to avoid unnecessary air, light and water pollution to accord with National Planning Policy Framework and policies EQ2 and EQ7 of the South Somerset Local Plan (2006-2028).

With the inclusion of the additional highway conditions:

15. The proposed access points (Entry and Exit) of the multi-storey car park shall be constructed in accordance with details shown on the submitted plan, drawing number 26, Rev B (IMA - Proposed Highway Layout), and shall be available for use before the development hereby approved is first brought into use. Once constructed the accesses shall be maintained thereafter in that condition at all time.