Agenda item

Modifications to an existing public car park, including the provision of a  new access from High Street (A61) (Conservation Area) at the Masterplan site, covering Land, Roads and Buildings to the North and West of Broadleys, Clay Cross.

 

(Planning Manager – Development Management)

 

Councillor K Rouse left the meeting during the Committee’s consideration of the Application.

 

The report to the Committee explained that an Application had been submitted to modify the existing Public Car Park, including the provision of a new access to it from the High Street (A61) at the Masterplan Site, covering land, roads and buildings to the North and West of Broadley’s, Clay Cross.

 

The Application had been referred to the Committee by the Planning Manager (Development Management) for determination because of the strategic importance of the proposed development.

 

Planning Committee was recommended to approve the Application. The report to Committee explained the reasons for this.

 

Officers believed that the modifications would contribute to the overall regeneration plans for the Town Centre and to the Council’s Local Plan objective to ensure that Clay Cross maintains its place as the main social and economic focus for the south of the District. 

 

The modifications would allow vehicles to access the existing Car Park directly from the High Street. This would help to improve transport connectivity and the local economy, by making it easier for passing trade to visit retail and other businesses. The car park would also be upgraded to include disabled parking, which was closer to the town centre, and charging points for electric vehicles.

 

Although some of the surrounding grassed area would be lost as a result of the development, officers felt that this loss would be minimal. Most of the grassed areas and two mature trees would be retained under the proposals. Moreover, the development would also preserve the significance of the nearby Grade II listed building and respect the character of the Clay Cross Conservation Area.

 

Officers had concluded that the proposals accorded with the Council’s Development Plan. As there were no amenity or other issues that would outweigh this, they felt that the Application should be approved.

 

Before the Committee considered the application it heard from Local Ward Member, Councillor G Morley and R O’Donoghue, the agent for the Application.

 

Committee considered the Application. It took into account the site’s location partially within the Clay Cross Conservation Area and partially in an area designated in the Local Plan as town centre. It considered the relevant Local and National Planning Policies. These included Local Plan Policy SS1, requiring all developments to contribute to sustainable development, Local Plan policy SP2, on the role of Clay Cross in the south of the District and Local Plan Policy WC4, requiring developments to contribute to the vibrancy and economic health of the town centres.

 

Committee also took into account Local Plan Policy SDC5, on Development within Conservation Areas, Local Policy SD6 on Development affecting Listed Buildings and Local Plan Policy SD12 on High Quality Design and Place Making. In addition, Committee took into account the Clay Cross Regeneration Framework 2025, the Clay Cross Character Statement 2010 and the ‘Successful Places’ Design Guidance 2013

 

Members discussed the report.  Some Members asked for clarification on the allocation of spaces within the car park and the location of the disabled spaces under the proposals. Some Member expressed concern about the relocation of the pedestrian crossing and the possible impact of the modifications on pedestrian access. They were reminded in this context of the footpath improvements that would be put in place and in particular, how the relocated pedestrian crossing  would be accommodated by widening the existing footway.

 

Some Members queried whether the proposed modifications would be an appropriate Development for the area, given the concerns which had been raised, especially over the proposed access from the A61. Other Members highlighted the role of the Development in the overall improvements to the Clay Cross Town Centre, and the contribution which the direct access from the High Street would make to this. They also contended that the Application was in line with the appropriate planning policies and stressed that the Committee should approve it on that basis.

 

At the conclusion of the discussion Councillor M Foster and Councillor D Hancock moved and seconded a Motion to approve the Application. Councillors M Foster, D Hancock and P Elliot requested that this be taken as a recorded vote.

 

The Motion was put to the vote and was agreed.

 

For

 

D Cheetham, P Elliot, M Foster, D Hancock (4)

 

Against

 

F Petersen (1)

 

Abstained

 

A Cooper, C Gare, L Hartshorne, H Liggett (4)

 

 

RESOLVED -

 

That the Application be approved in line with officer recommendations, subject to conditions.

 

That the final wording of these conditions be delegated to the Planning Manager (Development Manager)

 

 

     Conditions

 

 

1          The development hereby permitted shall be started within 3 years from the date of this permission.

 

2          The development hereby approved shall be carried out in accordance with the following submitted plans, unless otherwise specifically agreed in writing by the Local Planning Authority or otherwise required by any other condition in this decision notice:

 

a)  06847-PL-B-0100 REV P05 (A61 Junction General Arrangement)

b)  06847-PL-B-0101 REV P04 (A61 Junction Engineering Plan)

c)  06847-PL-B-0105 REV P0 (Existing Site Plan)

d)  06847-PL-B-0120 REV P03 (A61 Junction Vehicle Tracking)

e)  06847-PL-B-3000 REV P03 (A61 Junction Landscaping)

f)   06847-PL-B-S38 REV P03 (A61 Junction Land Dedication Plan)

 

3             Notwithstanding the submitted details, before any above groundwork commences on the new access, a scheme of hard landscaping (including surfacing to the car park, footpaths, bollards, etc) along with a timetable for its implementation shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be completed as agreed.

 

4             The Development hereby approved shall not be brought into use until the highway improvements/offsite works/site access works comprising:

 

a)  A61 Junction Engineering Plan as shown on drawing no. 06847-PL-B-0101 Revision P04

b)  A61 Junction General Arrangement as shown on drawing no. 06847-PL-B-0100 Revision P05

 

5             The development hereby approved shall not be brought into use until visibility splays are provided from a point 0.6m above carriageway level at the centre of the access to the application site and 2.4m back from the near side edge of the adjoining carriageway, (measured perpendicularly), for a distance of 43m in each direction measured along the nearside edge of the adjoining carriageway and offset a distance of 0.6m from the edge of the carriageway. These splays shall thereafter be permanently kept free of all obstructions to visibility over 0.6m in height above carriageway level.

 

6             Prior to commencement of the development hereby permitted details of a construction management plan shall be submitted to and approved in writing by the Local Planning Authority. The approved plan shall be adhered to throughout the demolition/construction period. The plan/statement shall include but not be restricted to:

 

a)    Parking of vehicle of site operatives and visitors (including measures taken to ensure satisfactory access and movement for existing occupiers of neighbouring properties during construction);

b)    Advisory routes for construction traffic;

c)    Any temporary access to the site;

d)    Locations for loading/unloading and storage of plant, waste, and construction materials;

e)    Method of preventing mud and dust being carried onto the highway;

f)     Arrangements for turning vehicles;

g)    Arrangements to receive abnormal loads or unusually large vehicles;

h)    Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses.

 

7             Prior to the commencement of the development hereby approved (including demolition and all preparatory work), a scheme for the protection of the retained trees, in accordance with BS 5837:2012, including a tree protection plan(s) (TPP) and an arboricultural method statement (AMS) shall be submitted to and approved in writing by the Local Planning Authority.

 

Specific issues to be dealt with in the TPP and AMS:

 

a)     Location and installation of services/ utilities/ drainage.

b)     Details of any construction within the RPA or that may impact on the retained trees.

c)     A full specification for the installation root barriers and root deflectors.

d)     A specification for protective fencing to safeguard trees during both demolition and construction phases and a plan indicating the alignment of the protective fencing.

e)     Tree protection during construction indicated on a TPP and construction and construction activities clearly identified as prohibited in this area.

f)      details of site access, temporary parking, on site welfare facilities, loading, unloading and storage of equipment, materials, fuels and waste as well concrete mixing and use of fires

g)     Boundary treatments within the RPA

h)     Methods to improve the rooting environment for retained and proposed trees and landscaping.

 

The development thereafter shall be implemented in strict accordance with the approved details.