Agenda item

Ward: Beaumont Leys

Proposal: Construction of two storey detached building at hospital (Class D1)

Applicant: University Hospitals of Leicester NHS Trust

The Planning Officer presented the report and drew Members attention to the supplementary report which set out an amended condition.

Mr Ryan Milbourne, on behalf of the applicant, addressed the committee and spoke in favour of the application.

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

The Chair moved that, in accordance with the officer recommendation, the application be approved subject to the conditions set out in the report and supplementary report. This was seconded by Councillor Thalukdar and, upon being put to a vote, the motion to approve was CARRIED.

RESOLVED: that the application be APPROVED subject  to the conditions 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.           Prior to the commencement of development a Construction Method Statement, with particular consideration being given to the water environment and flood risk management, shall be submitted to and approved in writing by the City Council as local planning authority. The approved Method Statement shall be adhered to throughout the construction period. The Statement shall provide for: (i) the vehicle and pedestrian temporary access arrangements including the parking of vehicles of site operatives and visitors; (ii) the loading and unloading of plant and materials; (iii) the storage of plant and materials used in the development; (iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; (v) wheel washing facilities; (vi) measures to control the emission of dust and dirt during construction; (vii) a scheme for storage and management of waste resulting from excavation works (viii) the proposed phasing of development and a detailed description of the works in each phase (ix) the temporary access arrangement to the construction site; (x) procedures for ensure flood risk is managed on site during the period of works for personnel, plant and members of the public (xi) the procedures to ensure flood risk is not increased anywhere outside of the site for the duration of the works; (xii) the procedures to ensure pollution and sedimentation is minimised to any adjacent watercourse and the procedure to be used in case of a pollution incident; (xiii) the measures that will be undertaken to ensure the structure of any adjacent watercourse is not impacted by the proposed development. (To ensure the satisfactory development of the site, and in accordance with policies AM01 & UD06 of the City of Leicester Local Plan and Core Strategy policy CS02 & CS03.To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

3.           Prior to the commencement of development details of drainage, shall be submitted to and approved in writing by the local planning authority. The use shall not commence until the drainage has been installed in full accordance with the approved details. It shall be retained and maintained thereafter. (To ensure appropriate drainage is installed in accordance with policy CS02 of the Core Strategy. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

4.           Prior to the commencement of development full details of the Sustainable Drainage System (SuDS) together with implementation, long term maintenance and management of the system shall be submitted to and approved in writing by the local planning authority. The use shall not commence until the system has been implemented in full. It shall thereafter be managed and maintained in accordance with the approved details. Those details shall include: (i) full design details, (ii) a timetable for its implementation, and (iii) a management and maintenance plan for the lifetime of the development, which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the system throughout its lifetime. (To reduce surface water runoff and to secure other related benefits in accordance with policy CS02 of the Core Strategy. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

5.           Notwithstanding the approved Energy Statement, no development shall take place until details of the use of district heating and ground source heat pumps on site and full design details of all on-site installations to provide energy efficient measures have been submitted to and approved in writing by the City Council as local planning authority. Prior to first use of the development, evidence demonstrating satisfactory operation of the approved scheme including on-site installation has been submitted to and approved in writing by the City Council. (In the interests of securing energy efficiency in accordance with Policy CS02 of the Core Strategy. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

6.           Prior to the commencement of development, a detailed landscape and ecological management plan (LEMP) showing the treatment and maintenance of all parts of the site which will remain unbuilt upon shall be submitted to and approved in writing with the City Council as local planning authority. This scheme shall include details of: (i) the position and spread of all existing trees, 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) a detailed plan of the biodiversity enhancements on the site such as meadow creation and hedgerow improvements including a management scheme to protect habitat during site preparation and post-construction. The approved LEMP shall contain details on the after-care and maintenance of all soft landscaped areas and be carried out within one year of completion of the development. For a period of not less than five 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 and a written assessment of the landscaped/habitat areas and use by wildlife/species present shall be submitted annually to the LPA. (In the interests of amenity, and in accordance with policy UD06 of the City of Leicester Local Plan and Core Strategy policies CS03 and CS17. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

7.           Prior to any work above foundation level, samples of all materials to be used for all external finishes including windows and doors shall be submitted to and approved in writing by the City Council as local planning authority. (In the interests of visual amenity, and in accordance with Core Strategy policy CS03).

8.           Prior to first use of the site an updated Travel Plan for the site which takes into consideration the development shall be submitted to and approved in writing by the City Council as local planning authority. The updated Travel Plan shall be carried out in accordance with a timetable to be contained within the Travel Plan. The plan shall be maintained and operated thereafter. (To promote sustainable transport and in accordance with policies AM01, AM02, and AM11 of the City of Leicester Local Plan and policies CS14 and CS15 of the Core Strategy).

9.           No part of the development shall be occupied until a detailed design plan of external lighting to be used which shows the locations of lights, their type of light emittance and wavelength, together with a lux contour map showing the variation in light, has been submitted to and approved in writing 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. The approved scheme shall be implemented and retained thereafter. (In the interests of protecting wildlife habitats and in accordance with policy BE22 and policy CS17 of the Core Strategy).

10.         The overall noise level from all plant and machinery on the development shall not exceed 40dB(A) expressed as a 15 minute LAeq at any residential boundary. (In the interests of the amenities of nearby occupiers, and in accordance with policy PS10 of the City of Leicester Local Plan.)

11.         All street works shall be constructed in accordance with the Leicester City Council Street Design Guide June 2020. (To achieve a satisfactory form of development, and in accordance with policy AM01 of the City of Leicester Local Plan and Core Strategy policy CS03.)

12.         Prior to first use of the development, the following works have been carried out in accordance with details shown on the approved plans: (a) surfacing and marking out of all parking areas; (b) provision of loading unloading areas; (c) provision of turning space. The parking, loading/unloading areas and turning space shall not be used for any other purpose. (In the interests in highway safety, and in accordance with policy AM01 of the City of Leicester Local Plan and Core Strategy policy CS03.)

13.         This consent shall relate solely to the submitted plans ref. no. GGH-PHS-XX-XX-DR-A-90-010 X2 P02 - Proposed Block Plan; GGH-PHS-06-ZZ-DR-A-90-006 X2 P04 – Proposed Site and Demolition Plan; GGH-PHS-06-ZZ-DR-A-90-007 X2 P02 – Proposed Site Finishes; Arboricultural Assessment; Biodiversity Survey & Report; Flood Risk Assessment; Noise Survey; and Sustainable Design & Construction Statement received by the City Council as local planning authority on 19/02/2020; Design & Access Statement received by the City Council as local planning authority on 15/06/2020; plans ref. no. GGH-PHS-06-ZZ-DR-A-90-001 X2 C02 – Location Plan; GGH-PHS-06-00-DR-A-22-001 X2 C02 – Proposed Ground Floor Plan; and GGH-PHS-06-01-DR-A-22-002 X2 C02 – Proposed First Floor Plan received by the City Council as local planning authority on 16/06/2020; plan ref. no. GGH-PHS-06-RF-DR-A-27-001 X2 C02 – Proposed Roof Plan received by the City Council as local planning authority on 17/06/2020; plan ref. no. GGH-PHS-06-ZZ-DR-A-20-001 X2 C03 – Proposed Elevations received by the City Council as local planning authority on 08/07/2020; plans ref. no. FS 5236 - S - 7008 A - External Works Plan and FS 5236 - S - 7009 A – Internal Drainage Layout received by the City Council as local planning authority on 28/07/2020; plans ref. no. M4815-DSSR-X-01-DR-MEP-63001_P2 First Floor Lighting; M4815-DSSR-X-XX-DR-MEP-90002_P2 External Services Layout; M4815-DSSR-X-00-DR-MEP-63001_P2 Ground Floor Lighting; M4815-DSSR-X-00-DR-MEP-63002_P1 Ground Floor Lighting and Emergency Lighting; M4815-DSSR-X-01-DR-MEP-63002_P1 First Floor Lighting and Emergency Lighting; Planning Responses; Stage 2 Energy Statement; Engineering Services Strategy and Preliminary Ecological Assessment received by the City Council as local planning authority on 18/11/2020; plans ref. no. 201388-PEV-XX-ZZ-DR-C-0510 Flood Exceedance Plan; 201388-PEV-XX-ZZ-DR-C-0500 Proposed Drainage Layout; Drainage Strategy; and Maintenance Plan received by the City Council as local planning authority on 15/12/2020 and Biodiversity Net Gains Report received by the City Council as local planning authority on 22/12/2020, unless otherwise submitted to and approved by the City Council as local planning authority. (For the avoidance of doubt.)

              NOTES FOR APPLICANT

1.           The City Council, as local planning authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received. This planning application has been the subject of positive and proactive discussions with the applicant during the process.

              The decision to grant planning permission with appropriate conditions taking account of those material considerations in accordance with the presumption in favour of sustainable development as set out in the NPPF 2019 is considered to be a positive outcome of these discussions.