Agenda item

Ward: Stoneygate

Proposal: DEMOLITION OF PARTS OF BUILDINGS; CONSTRUCTION OF SINGLE STOREY AND THREE STOREY EXTENSIONS TO SIDE; PEDESTRIAN ACCESS; ASSOCIATED LANDSCAPING; REMOVAL OF TWELVE TREES (CLASS D1) (AMENDED 29.11.17)

Applicant: THE UNIVERSITY OF LEICESTER

The Planning Officer presented the report and drew Members’ attention to the addendum report, which included details of amended conditions and further representations.

Mr S Holgate on behalf of the applicant addressed the Committee and spoke in favour of the application.

Ms C Vie on behalf of the Leicester University College Union addressed the Committee and spoke in objection to the application.

Councillor Chaplin addressed the Committee and spoke in objection to the application.

Members considered the application and officers responded to the comments and queries raised.

The Chair proposed that the application be approved in accordance with the officers’ recommendation and the conditions detailed in the report and the addendum report. This was seconded by Councillor Govind and upon being put to the vote, the motion to approve was CARRIED.

RESOLVED:

that the application be APPROVED subject to the conditions as set out below:

              CONDITIONS

1.           The development shall be begun within three years from the date of this permission. (To comply with Section 91 of the Town & Country Planning Act 1990.)

2.           Before the chimney to the north of the lecture theatre is constructed details of the chimney at a recognised scale of 1:10 shall be submitted to and agreed by the City Council as local planning authority. The submission should include details of the final design, location, materials and construction method of the chimney. The chimney shall be constructed in accordance with the agreed details. (To ensure that the development hereby approved preserves the character and appearance of the Stoneygate Conservation Area, in accordance with Policies CS03 and CS18 of the Leicester Core Strategy.)

3.           The works to the stable block at the north of the site shall not commence until drawings at a scale of 1:10 or 1:20 of the proposed windows and doors to the stable block have been submitted to and agreed by the City Council as Local Planning Authority. The works shall be carried out in accordance with these agreed details. (To ensure that the development hereby approved preserves the character and appearance of the Stoneygate Conservation Area, in accordance with Policies CS03 and CS18 of the Leicester Core Strategy.)

4.           All external elevations and surfaces of the development shall be carried out in accordance with details including samples that have been submitted to and agreed by the City Council as Local Planning Authority prior to their being used. (To ensure that the development hereby approved preserves the character and appearance of the Stoneygate Conservation Area, in accordance with Policies CS03 and CS18 of the Leicester Core Strategy.)

5.           Before the works to the gate piers at the western entrance of the courtyard are carried out constructed details of these works including a methodology for the works shall be submitted to and agreed by the City Council as local planning authority. The works shall be carried out in accordance with these agreed details. (To ensure that the development hereby approved preserves the character and appearance of the Stoneygate Conservation Area, in accordance with Policies CS03 and CS18 of the Leicester Core Strategy.)

6.           All works shall be carried out in accordance with British Standard for Tree Work BS 3998:2010. (In the interests of the health and amenity value of the trees and in accordance with Policy UD06 of the City of Leicester Local Plan and Core Strategy policy CS3.)

7.           The works shall be carried out in accordance with the measures set out in the tree protection plan submitted on 05.09.17. (In the interests of the health and amenity value of the trees and in accordance with Policy UD06 of the City of Leicester Local Plan and Core Strategy policy CS03.)

8.           Prior to the construction of the new footpath to London Road details of the materials to be used and the method of construction should be submitted to and agreed by the City Council as local planning authority. The footpath shall be constructed in accordance with these details. (In the interests of the health and amenity value of the trees and in accordance with Policy UD06 of the City of Leicester Local Plan and Core Strategy policy CS03.)

9.           Within three months of the date of the planning permission details of the location and species of twenty four replacement trees shall be submitted to the City Council as Local Planning Authority for their agreement. The agreed species shall be planted in the agreed locations by the end of the first planting season of 2019. (In the interests of amenity and biodiversity, and in accordance with policy UD06 of the City of Leicester Local Plan and Core Strategy policies CS3 and CS17).

10.         A) Prior to the commencement of development a programme of archaeological work including a Written Scheme of Investigation in respect of a watching brief (including a requirement for further excavation if necessary) shall be submitted to and agreed in writing by the City Council as local planning authority. The scheme shall include an assessment of significance and research questions; and:

              (1) the programme and methodology of site investigation and recording;

              (2) the programme for post-investigation assessment;

              (3) provision to be made for analysis of the site investigation and recording;

              (4) provision to be made for publication and dissemination of the analysis and records of the site investigation;

              (5) provision to be made for archive deposition of the analysis and records of the site investigation;

              (6) nomination of a competent person or persons or organization to undertake the works set out within the Written Scheme of Investigation.

              (B) No demolition or development shall take place other than in accordance with the Written Scheme of Investigation approved under (A) above.

              (C) The development shall not be occupied until the site investigation and post-investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under (A) above, and the provision made for analysis, publication and dissemination of results and archive deposition has been secured, unless agreed in writing with City Council as local planning authority. (To ensure that any heritage assets that will be wholly or partly lost as a result of the development are recorded and that the understanding of their significance is advanced and in accordance with Core Strategy policy CS18).

11.         Before the development authorised by this permission is begun, a detailed landscape and ecological management plan (LEMP) showing the treatment of all parts of the site which will remain unbuilt upon shall be submitted to and agreed in writing with the City Council as local planning authority. This scheme shall include details of: (i) the position of all existing shrubs and hedges to be retained or removed; (ii) new tree and shrub planting, including plant type, size, quantities and locations; (iii) means of planting, staking, and tying of trees, including tree guards; (iv) other surface treatments; (v) fencing and boundary treatments, including details of the entrance gates; (vi) any changes in levels; (vii) the position and depth of service and/or drainage runs (which may affect tree roots),

              viii) a detailed plan of the biodiversity enhancements on the site such as pond creation, design and planting including a management scheme to protect habitat during site preparation and post-construction. ix) details of planting design and maintenance of green roof; x) details of 6 X (2FN Schweglar Bat Box) and (3 x 1B Schweglar Nest Box, 2 x 3S Schweglar Starling Nest box and 1 x No. 5 Schweglar Owl Box) to be erected on buildings under the guidance and supervision of a qualified ecologist.

              The approved LEMP shall be carried out within one year of completion of the development. For a period of not less than ten years from the date of planting, the applicant or owners of the land shall maintain all planted material. This material shall be replaced if it dies, is removed or becomes seriously diseased. The replacement planting shall be completed in the next planting season in accordance with the approved landscaping scheme (In the interests of amenity, and in accordance with City of Leicester Local Plan policy UD06 and Core Strategy policies CS03 and CS17).

12.         The following works relating to the removal of tiles, soffits and other roof features together with disturbance to internal loft spaces of the buildings identified has having a bat roost present on the Buildings Work Plan in the Bats Survey received by the City Council as local planning authority on 13.11.17 shall not in any circumstances commence unless the local planning authority has been provided with either: a) a licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorizing the specified activity/development to go ahead and appropriate mitigation to include the creation of a bat roost in the loft space of the proposed building and to be carried out in accordance with requirements stipulated; or b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence. (In the interests of protecting wildlife habitats and in accordance with City of Leicester Local Plan policy BE22 and Core Strategy policy CS17)

13.         Where ecological surveys have identified the presence of roosting bats, no activities that could result in disturbance (such as demolition, roof stripping, excavations or building works or associated operations) shall be carried out between the dates of 1st May and 1st September in any year. Should the development not commence by May 2019, the ecological measures secured by Conditions 11 and 12 shall be reviewed and, where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of bats and ii) identify any likely new ecological impacts that might arise from any changes. Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new or amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of development. Works will then be carried out in accordance with the proposed new approved ecological measures and timetable. (To comply with the Wildlife and Countryside Act 1981 (as amended by the CRoW Act 2000) and the Habitat & Species Regulations 2010 and in accordance with Core Strategy policy CS17).

14.         Before the installation of any external floodlighting a detailed design plan of the lighting to be used, showing the locations of lights, their type of light emittance and wavelength, together with a lux contour map showing the variation in light, shall be submitted to and agreed by the City Council as local planning authority. The lighting should be designed to cause minimum disturbance to protected species that may inhabit the site with appropriate areas remaining dark and a maximum of 1 lux on vegetated/water areas where considered necessary. Any lighting shall be installed and maintained in accordance with these agreed detailed. (In the interests of protecting wildlife habitats and in accordance with City of Leicester Local Plan policy BE22 and Core Strategy policy CS17).

15.         Prior to the occupation of the development details of a Sustainable Drainage System (SuDS) shall be submitted to and agreed by the City Council as local planning authority. The system shall be implemented in accordance with the agreed details prior to the commencement of the use and shall be retained and maintained thereafter. (To reduce surface water runoff and to secure other related benefits in accordance with Core Strategy policy CS02).

16.         No development shall take place until design details of how the development will provide a renewable energy system and energy efficiency measures have been submitted to and agreed by the City Council as local planning authority. No part of the development shall be occupied until evidence demonstrating satisfactory operation of the approved scheme including on-site installation has been submitted to and agreed by the City Council as local planning authority. (In the interests of securing energy efficiency in accordance with Core Strategy policy CS02).

17.         The development shall not be occupied until the University of Leicester Phase 2 Travel Plan has been updated, submitted to and agreed by the City Council as local planning authority and shall be carried out in accordance with a timetable to be contained within the Travel Plan, unless otherwise agreed in writing by the City Council. The Plan shall: (a) assess the site in terms of transport choice for staff, users of services, visitors and deliveries; (b) consider pre-trip mode choice, measures to promote more sustainable modes of transport such as walking, cycling, car share and public transport (including providing a personal journey planner, information for bus routes, bus discounts available, cycling routes, cycle discounts available and retailers, health benefits of walking, car sharing information, information on sustainable journey plans, notice boards) over choosing to drive to and from the site as single occupancy vehicle users, so that all users have awareness of sustainable travel options; (c) identify marketing, promotion and reward schemes to promote sustainable travel and look at a parking management scheme to discourage off-site parking; (d) include provision for monitoring travel modes (including travel surveys) of all users and patterns at regular intervals, for a minimum of 5 years from the first occupation of the development brought into use. The plan shall be maintained and operated thereafter. (To promote sustainable transport and in accordance with City of Leicester Local Plan policies AM01, AM02, and AM11 and Core Strategy policies CS14 and CS15).

18.         The development shall not be occupied until the proposed 192 secure and covered cycle parking and on site shower facilities have been provided. (In the interests of the satisfactory development of the site and in accordance with City of Leicester Local Plan policies AM02 and H07).

19.         This consent shall relate solely to the amended plans received by the City Council as local planning authority on 29.11.17, unless otherwise submitted to and approved by the City Council as local planning authority. (For the avoidance of doubt.)

              NOTES FOR APPLICANT

1.           With reference to Condition 8 the applicant is advised that the footpath should be constructed with a porous surface and with a load bearing, no-dig construction to reduce damage to roots.

2.           Works to trees and shrubs on the site should avoid the bird nesting season (March to September), but if this is not possible, a re-check for nests should be made by an ecologist (or an appointed competent person) not more than 24 hours prior to the commencement of works and evidence provided to the City Council as local planning authority. If any nests or birds in the process of building a nest are found, these areas will be retained (left undisturbed) until the nest is no longer in use and all the young have fledged. An appropriate standoff zone will also be marked out to avoid disturbance to the nest whilst it is in use.

              All wild birds are protected under the Wildlife and Countryside Act (1981) as amended making it an offence to kill, injure or disturb a wild bird and during the nesting season to damage or destroy an active nest or eggs during that time.