Agenda item

20201018 - 107 Granby Street, Last Plantagenet

Ward: Castle

Proposal: Change of use from drinking establishment (Class A4) and offices (Class B1) to student accommodation (56 x studios) (Sui Generis) at first – fourth floors and part-ground floor and basement, with commercial use at part-basement and ground levels  - restaurant/drinking establishment; Alterations (Amended Plans)(S106 Agreement)

Applicant: Kotecha

 

The Planning Officer presented the report.

 

Mr Hussain the applicants agent then addressed the Committee and spoke in support of the application.

 

Councillor Kitterick then addressed the Committee and spoke in objection tothe application.

 

Members of the Committee considered the report and Officers responded to any comments and queries raised.

 

The Chair moved that the application be approved as per the Officer recommendation. This was seconded by Councillor Pandya 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.           The flats shall only be occupied by students enrolled on full-time courses at further and higher education establishments or students working at a medical or educational institution, as part of their medical or education course. The owner, landlord or authority in control of the development shall keep an up to date register of the name of each person in occupation of the development together with course(s) attended, and shall make the register available for inspection by the Local Planning Authority on demand at all reasonable times. (To enable the Local Planning Authority to consider the need for affordable housing and education provision and to assess floor space standards and the suitability of the accommodation for general residential purposes in accordance with policies CS06, CS07 & CS19 of the Core Strategy and policies PS10 & H07 of the City of Leicester Local Plan.)

 

3.           Notwithstanding the information submitted as part of the application, before the development is begun, samples of the materials to be used on all external elevations and roofs, showing (but not necessarily limited to) window frames, glass panels, ventilation panels/louvres, filling material for the stonework and cladding, shall be provided and approved in writing by the City Council as local planning authority. No works shall be carried out other than in accordance with approved details. (In the interests of visual amenity and to preserve the special character of the area and in accordance policies CS03 and CS18 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 any rooftop work commencing, a detailed design plan of 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, shall be submitted and approved in writing by the 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. The approved scheme shall be implemented and retained thereafter. No additional lighting should be installed without prior agreement from the Local Planning Authority (In the interests of protecting wildlife habitats and in accordance with NPPF (2019) Para 180, Policy BE22 of the Local Plan and Policy CS 17 Biodiversity of the Core Strategy.)

 

5.           Prior to any occupation of the flats, a detailed landscape and ecological management  plan (LEMP) showing the treatment and maintenance of all parts of the site which will provide landscape and biodiversity features shall be submitted to and agreed in writing with the City Council as local planning authority. This scheme shall include details of: i) details of the planting design and maintenance of a roof-top garden ii) details of the make and type of 5 x bird boxes/tiles/bricks and 3 x bat boxes/tiles/bricks to be erected on buildings and 4 invertebrate boxes under the guidance and supervision of a qualified ecologist. The approved LEMP shall contain details on the after-care and maintenance of all soft landscaped areas and be carried out within six months of completion of the development. For a period of not less than 5 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 maintained for a period of not less than 25 years or the lifetime of the development.  (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).

 

6.           No flat shall be occupied until details of a Residents Travel Pack have been submitted to and approved in writing by the local planning authority. The contents of the Residents Travel Pack shall consist of: information promoting the use of sustainable personal journey planners, walking and cycle maps, bus maps, the latest bus timetables applicable to the proposed development, and bus fare discount information. Each new resident shall be given a Residents Travel Pack on occupation of their flat. (In the interest of promoting sustainable development and in accordance with policy AM02 of the City of Leicester Local Plan and policy CS14 of the Core Strategy)

 

7.           The development hereby permitted shall at all times be managed and operated in full accordance with a Management Plan, the details of which shall be submitted to and approved in writing by the local planning authority before the first occupation of any of the flats. The management plan shall set out procedures for:

              (i) how the arrival and departure of students at the start and end of terms will be managed;

              (ii) how servicing and deliveries will be managed;

              (iii) the security of the development and its occupiers;

                              (iv) use and allocation of cycle storage,

                              (v) parking arrangements for disabled residents relying on a private car,

              (vi) dealing with refuse bins and maintaining the external areas of the site; and

              (vii) dealing with any issues or complaints arising from the occupiers of nearby properties.

              The premises shall be managed in accordance with the approved management plan thereafter.(To ensure the development is properly managed so as to minimise its effect on the surrounding area and in the interests of the safety and security of its occupiers in accordance with the aim of Core Strategy Policies CS03, CS06 and CS15 and saved Local Plan Policy PS10 of the City of Leicester Local Plan).

 

8.           No part of the development shall be occupied until the bin store has been provided in accordance with the details approved. This provision shall thereafter be retained. (In the interests of the satisfactory development of the site and in accordance with policies H07 of the City of Leicester Local Plan).

 

 

9.           Prior to the commencement of the development, full design details of on-site installations to provide energy efficiency measures, shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be carried out in accordance with the approved details and retained as such. (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-COMMENCMENT condition)

 

10.         No flat shall be occupied until the mechanical ventilation system, approved as part of this planning application has been fully installed and is operational. A ventilation rate of 4 air changes per hour must be available on demand in all habitable rooms, in the interests of thermal comfort, and the operation of the ventilation system must not cause internal noise levels within the development to exceed those specified in BS8233:2014. The approved mechanical ventilation system shall be maintained and retained thereafter.  (To achieve satisfactory living conditions for future occupiers of the development and in accordance with policy PS11 of the City of Leicester Local Plan.)

 

11.         No development shall take place, including any works of stripping out until a Construction Method Statement has been submitted to, and approved in writing by the City Council as local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

              (i) 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 constructing the development;

              (iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; 

              (v) measures to control the emission of dust and dirt during construction;

              (vi) a scheme for recycling/disposing of waste resulting from stripping out and construction works.

              (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 CS03. To ensure that the details are agreed in time to be incorporated into the development, this is a PRE-COMMENCEMENT condition).

 

12.         No flat shall be occupied until the cycle parking area has been provided in accordance with details submitted as part of this application. The cycle parking shall be retained thereafter. (In the interests of the satisfactory development of the site and in accordance with policies AM02 and H07 of the City of Leicester Local Plan).

 

13.         Notwithstanding the details contained within the Travel Plan submitted as part of this application, no part of the development shall be occupied until a Travel Plan for the development has been approved in writing 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 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 policies AM01, AM02, and AM11 of the City of Leicester Local Plan and policies CS14 and CS15 of the Core Strategy).

 

14.         This consent shall relate solely to the following plans:

             

              501123 PL-101

              501123 PL-106

              501123 PL-108

              501123 PL-120, received by the Local Planning Authority on 20 April 2021,

             

              501123 PL-107A, received by the Local Planning Authority on 5 May 2021,

             

              501123 PL-109B, received by the Local Planning Authority on 21 May 2021, and

             

              501123 PL-118A

              501123 PL-119A, received by the Local Planning Authority on 27 May 2021.

 

              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 (and/or pre-application).

              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.

             

 

2.           With regards to the Travel Pack or similar resources, its contents are intended to raise the awareness and promote sustainable travel, in particularly for trips covering local amenities. The applicant should contact highwaysdc@leicester.gov.uk for advice where necessary.

 

3.           The Highway Authority’s permission is required under the Highways Act 1980 and the New Roads and Street Works Act 1991 for all works on or in the highway.

              For new road construction or alterations to existing highway the developer must enter into an Agreement with the Highway Authority. For more information please contact highwaysdc@leicester.gov.uk.

 

4.           If any existing building to be demolished abuts the highway boundary, any barriers, scaffolding, hoarding, footway closure etc. required for the demolition works to be undertaken will require a licence. This should be applied for by emailing Licensing@leicester.gov.uk.