Agenda item

The Area Lead South presented the application as detailed in the agenda and with the aid of a power point presentation showed the site and proposed plans.

He updated members that:

·         Informative No 1 should refer to Condition 16 and not 15 as stated in the agenda report.

·         The Highways Authority find the proposal acceptable following discussions regarding travel plans and resolved there are no requirements for a Section 106 agreement.

·         Yeovil Town Council are fully supportive of the proposal.

·         Still awaiting response from the Civil Aviation Authority and although envisage there will be no adverse comments it does mean that his recommendation as set out in the agenda report be amended slightly to read ‘grant permission subject to there being no adverse comments from the Civil Aviation Authority’.

He referred to the key considerations including:

·         Principle of Development

·         Parking and Access

·         Airfield Safety

He concluded that on the basis of all the information provided his recommendation was for approval subject to no adverse comments from the Civil Aviation Authority and reasons as set out in the agenda report.

In response to members questions the Area Lead South confirmed that:

·         Condition 14 as set out in the agenda report would safeguard any concerns regarding surface water drainage.

·         A condition has been included to ensure any PV panels installed on the roof be fitted with anti –reflection coating in the interests of airfield safety.

Paul Hickson the agent for Somerset County Council addressed the committee.  He said the proposal is supported by the Local Enterprise Agency and believed this facility would help bring further economic development into the area and create a safe working environment for new enterprises and was a great opportunity for Yeovil.  He thanked the Planning Officer for their help and concluded that Leonardo Helicopters were also in full support of the proposal.

Councillor John Field, Ward member voiced his support of the application and believed this was an excellent facility that would bring economic benefit to the town and provide a place for the cutting edge of aerospace innovation. 

Following a short debate, the Area South Lead clarified the car parking arrangements of the site and members voiced their full support of the application considering it an excellent facility that would benefit and encourage the economic growth of the town.  It was therefore proposed and seconded to approve the application as per the officers recommendation as set out in the agenda report with the amendment to Informative No. 1.  On being put to the vote this was carried unanimously.

RESOLVED:

That planning application 16/03628/FUL be approved subject to there being no adverse comments from the Civil Aviation Authority for the following reason:

01.       The proposal represents sustainable development that aims to improve the economic condition of the area,             is of a design that is distinctive and inventive and development which respects the character of the area and causes no operational issues to the adjacent airfield or the local highway network in accordance with       the aims and objectives of the National Planning Policy Framework; the SCC Parking Strategy and policies          SD1, SS1, SS3, SS6, YV4, EP2, EP3, EQ1, EQ2, EQ3, EQ4, EQ7, TA1, TA4, TA5 and TA6 of the South    Somerset Local Plan (2006-2028).

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)         Context Plan (drawing number - iAero_STL_XX_XX_DR_A_XXXX_01000_PL03)

            b)         Location Plan (drawing number - iAero_STL_XX_XX_DR_A_XXXX_01001_ PL03)

            c)         Proposed Ground Floor Plan (drawing number - iAero_STL_XX_00_DR_A_XXXX_01003_PL04)

            d)         Proposed First Floor Plan (drawing number - iAero_STL_XX_01_DR_A_XXXX_01004_PL04)

            e)         Proposed Roof Level Plan (drawing number - iAero_STL_XX_02_DR_A_XXXX_01005_PL04)

            f)          Proposed Roof Plan (drawing number - iAero_STL_XX_XX_DR_A_XXXX_01006_PL04)

            g)         Proposed Public Elevations (drawing number - iAero_STL_XX_XX_DR_A_XXXX_02001_PL01)

            h)         Proposed Airfield Elevations (drawing number -                                                                                                        iAero_STL_XX_XX_DR_A_XXXX_02002_02002_PL01)

            i)          Proposed Sections (drawing number - iAero_STL_XX_XX_DR_A_XXXX_03001_03001_PL02)

            j)          Proposed Exterior Views (drawing number - iAero_STL_XX_00_DR_A_XXXX 06001_PL01)

            k)         Landscape Masterplan (drawing number - iAero-STL-XX-00-DR-L-XXXX-01001-PL05)

            l)          Access and Security Plan (drawing number - iAero-STL-XX-00-DR-L-XXXX-01002-PL04)

            m)        Planting Plan (drawing number - iAero-STL-XX-00-DR-L-XXXX-01040-PL04)

            n)         Site Sections (drawing number - iAero-STL-XX-00-DR-L-XXXX-03001-PL03)

            o)         Landscape Specification (Reference PL01)

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

03.       The development hereby approved shall not be used other than for those activities which fall within the definition of Use Class B1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.  During occupation of the development, floor area will be devoted to, and available for activities which fall within, Use Class B1c.

            Reason: To ensure the development does not solely comprise B1A (office) use to accord with policy EP2 of the South Somerset Local Plan.

04.       No works shall be carried out unless the Finish Floor Level of the building hereby approved has been submitted to and approved in writing by the Local Planning Authority.

            Reason: To maintain the character and appearance of the area to accord with policy EQ2 of the South Somerset Local Plan.

05.       Prior to their first use in the development hereby approved particulars of the following shall have been submitted to and approved in writing by the Local Planning Authority;

            a)         specific materials (including the provision of samples) to be used for all external walls and roofs;

            b)         surface treatments (including the provision of samples where appropriate); and

            c)         boundary treatments (style, height and colour).

            Reason: To maintain the character and appearance of the area to accord with policy EQ2 of the South Somerset Local Plan.

06.       No development hereby approved shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the local planning authority.

            Reason: The site lies in an area where archaeological remains are likely and further assessment is required to comply with the objectives of the National Planning Policy Framework in order to safeguard heritage assets.

07.       Any PV panels installed on the roof shall be first fitted with an anti-reflection coating.

            Reason: In the interests of airfield safety.

08.       No works shall be carried out unless revised access arrangements have been submitted to and approved in writing by the Local Planning Authority that shows priority for the cycle link and the vehicular access points altered to crossover designs. The development shall thereafter be completed in accordance with the agreed scheme.

            Reason: To promote cycling and sustainable modes of transport to accord with policies TA1, TA3, TA4 and TA5 of the South Somerset Local Plan.

09.       Prior to the first occupation of the building a scheme of signage to promote and navigate the existing cycle links in the area and a scheme for secure sheltered cycle parking/storage on the site shall have been submitted to and approved by the Local Planning Authority. The agreed scheme shall thereafter also be fully implemented prior to the first use of the development.

            Reason: To promote cycling and sustainable modes of transport to accord with policies TA1, TA3, TA4 and TA5 of the South Somerset Local Plan.

10.       Before the development hereby permitted is first occupied a properly consolidated and surfaced access shall be constructed (not loose stone or gravel) details of which shall have been submitted to and approved in writing by the Local Planning Authority. The access shall be constructed in accordance with the agreed design under Condition 07 and shall be maintained in the agreed form thereafter at all times.

            Reason: In the interests of highway safety to accord with the aims and objectives of the National Planning Policy Framework and policy TA5 of the South Somerset Local Plan.

11.       Provision shall be made within the site for the disposal of surface water so as to prevent its discharge onto the highway, details of which shall have been submitted to and approved in writing by the Local Planning Authority. Such provision shall be installed before the development is brought into use.

            Reason: In the interests of highway safety to accord with the aims and objectives of the National Planning Policy Framework and policy TA5 of the South Somerset Local Plan.

12.       The area allocated for parking and turning on the submitted plan shall be kept clear of obstruction and shall not be used other than for parking and turning of vehicles in connection with the development hereby permitted.

            Reason: In the interests of highway safety to accord with the aims and objectives of the National Planning Policy Framework and policy TA5 of the South Somerset Local Plan.

13.       There shall be no obstruction to visibility greater than 600mm above adjoining road level in advance of lines drawn 2.4m back from the carriageway edge on the centre line of the access and extending to points on the nearside carriageway edge 120m either side of the access. Such visibility shall be fully provided before the development hereby permitted is occupied and shall thereafter be maintained at all times.

            Reason: In the interests of highway safety to accord with the aims and objectives of the National Planning Policy Framework and policy TA5 of the South Somerset Local Plan.

14.       No works shall be carried out until details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes. Such works shall be carried out in accordance with the approved details.

                        These details shall include: -

            -           Details of phasing (where appropriate) and information of maintenance of drainage systems during                         construction of this and any other subsequent phases.

            -           Information about the design storm period and intensity, discharge rates and volumes (both pre                            and post development), temporary storage facilities, means of access for maintenance (6 metres                                     minimum), the methods employed to delay and control surface water discharged from the site, and                         the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface                                    waters.

            -           Any works required off site to ensure adequate discharge of surface water without causing flooding                         or pollution (which should include refurbishment of existing culverts and headwalls or removal of                                 unused culverts where relevant).

            -           Flood water exceedance routes both on and off site, note, no part of the site must be allowed to                           flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess                         of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within                                  the designed exceedance routes demonstrated to prevent flooding or damage to properties.

            -           A management and maintenance plan for the lifetime of the development which shall include the                                     arrangements for adoption by an appropriate public body or statutory undertaker or management                           company and / or any other arrangements to secure the operation and maintenance to an                              approved standard and working condition throughout 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 the National Planning Policy Framework the National Planning Policy Framework and the Technical Guidance to the National Planning Policy Framework (March 2015).

15.       In the event that any signs of pollution such as poor plant growth, odour, staining of the soil, unusual colouration or soil conditions, or remains from the past industrial use, are found in the soil at any time during the construction phase of the development it must be reported in writing within 14 days to the Local Planning Authority (LPA). The LPA will then consider if the findings have any impact upon the development and development must be halted on that part of the site. If the LPA considers it necessary then an assessment of the site must be undertaken in accordance with BS10175. Where remediation is deemed necessary by the LPA a remediation scheme must be submitted to and approved in writing by the LPA and then implemented in accordance with the submitted details.

            Reason: To protect the health of future occupiers of the site from any possible effects of contaminated land to accord with the aims and objectives of the National Planning Policy Framework and policy EQ7 of the South Somerset Local Plan.

16.       Prior to the occupation of the development a noise mitigation scheme shall be submitted in writing and approved in writing by the Local Planning Authority detailing the external plant and machinery to be used, the sound power levels of the equipment and if required what measures to ensure that any noise associated with the development does not cause detriment to amenity or a nuisance. The scheme shall be maintained and not altered without the prior permission of the Local Planning Authority.

            Reason: To protect the amenity of the locality, especially for people living and/or working nearby to accord with the aims and objectives of the National Planning Policy Framework and policy TA5 of the South Somerset Local Plan.

17.       Prior to the commencement of the development, a 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 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 promote and encourage sustainable modes of travel to accord with policies TA1, TA3, TA4, TA5 and TA6 of the South Somerset Local Plan.

Informatives:

01.       With regard to Condition 16 it is applicable where the applicant has already submitted some information and details as to how noise will be controlled, but a condition is required in order to ensure the measures are implemented. In such cases the Environmental Health Practitioner will have liaised with the applicant and agreed the relevant noise levels and guidance such as BS 4142 that will be followed. The details submitted would then form the basis of this condition and could be referred to at a later date should a need to investigate a potential breach of condition arise.

02.       The applicant is advised to consider the comments made by the Crime Prevention Design Advisor (dated 22/09/2016) and seek the Secure by Design accreditation.

03.       Having regard to the powers of the Highway Authority under the Highways Act 1980 the applicant is advised that the creation of the new access will require a Section 184 licence. This must be obtained from the Highway Service Manager for the South Somerset Area at the Highways Depot, Mead Avenue, Houndstone Business Park, Yeovil, Tel No. 0300 123 2224. Application for such a permit should be made at least four weeks before access works are intended to commence.

(voting: unanimous)