Decision - 19/00167/FPM - AIRBUS DEFENCE AND SPACE, GUNNELS WOOD ROAD, STEVENAGE

Decision details

19/00167/FPM - AIRBUS DEFENCE AND SPACE, GUNNELS WOOD ROAD, STEVENAGE

Decision Maker: Planning and Development Committee

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decision:

The Committee considered the application for the demolition of existing office building and associated works and erection of new office building including the cladding the recladding of the existing factory building façade and associated works including landscaping, car parking and cycle parking.

 

The Development Manager gave an introduction to the Committee and drew attention to the revised Condition 17. Members noted that the application was required to be considered by the Committee as it was classed as a major application.

 

He advised that the development for replacement offices represented an acceptable use in the Gunnels Wood employment area and was in accordance with the Council’s employment policies. He also confirmed that the proposal represented a high quality development which, being located toward Gunnels Wood Road and using high quality materials and glazing, would create a statement building. The Development Manager went on to confirm the proposal would not harm residential amenity or the existing operating conditions of nearby businesses. With regard to highway safety and car parking, the Officer confirmed that no additional car parking was proposed to serve the building and the additional floorspace created. He advised that in a highly sustainable location such as this zero car parking accorded with the Council’s adopted standards. With regard to highway safety, the Development Manager confirmed that Hertfordshire County Council (HCC) as Highway Authority were raising no objection, but had requested financial contributions of £6,000.00 toward the evaluation and monitoring of the Travel Plan submitted with the application and £24,000.00 to upgrade the bus stop to the front of the site. He confirmed that the applicant had agreed to pay these contributions. With regard to the request of HCC for an additional contribution of £33,860.00 toward further sustainable development projects, the Officer advised that as the requirement was based on only limited increased traffic movements to and from the site, and HCC were not objecting to the proposal on highway safety grounds, this request was unreasonable and failed the tests as set out in the NPPF for seeking s106 obligations.

 

Members welcomed redevelopment plans at Airbus Defence and Space. The Committee expressed concerns that HCC was asking some developers to upgrade bus stops without insisting on improvements to bus services. Officers reassured the Committee that SBC had raised the issue of improving bus services in meetings with HCC.

 

It was RESOLVED that planning permission be granted subject to the applicant having first entered into and completed a unilateral undertaking under S106 of The Town and Country Planning Act 1990 to secure financial contributions towards:-

 

           Improvements to the bus stop to the front of the site;

           Monitoring and evaluation of the Travel Plan;

 

The detail of which is to be delegated to the Assistant Director of Planning and Regulation in liaison with the Council’s appointed Solicitor and subject to the following conditions:-

 

1.         The development hereby permitted shall be carried out in accordance with the following approved plans:

 

AIR001/007, AIR-BDP-XX-XX-DR-L-99-1003 P4, AIR-BDP-XX-XX-DR-L-99-1001 P06, AIR-BDP-XX-00-DR-A-99-1001 P05, AIR-BDP-XX-01-DR-A-99-1001 P05, AIR-BDP-XX-02-DR-A-99-1001 P05, AIR-BDP-XX-03-DR-A-99-1001 P05, AIR-BDP-XX-XX-DR-A-99-3001 P05, AIR-BDP-XX-XX-DR-A-99-3002 P05, AIR-BDP-XX-XX-DR-A-99-2001 P05, AIR-BDP-XX-XX-DR-L-99-1002 P07, AIR-BDP-XX-XX-DR-L-99-1004 P01.

 

2.         The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

3.         No development shall take place above slab level until a schedule and samples of the materials to be used in the construction of the external surfaces of the approved COB 2.0 office building (Phase 1), hereby permitted, have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

           

4.         No work shall commence on the Factory Building recladding (Phase 2) until details of materials have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

5.         Prior to occupation of the COB 2.0 office building (Phase 1), hard and soft landscaping details and surfacing details of the car park and pedestrian areas within that Phase are to be submitted to and approved by the Local Planning Authority. The scheme shall include details of all existing trees and hedgerows on the land and details showing all trees to be removed, or retained, together with details of all new planting to take place including species, size and method of planting. Development shall be carried out in accordance with the approved details.

 

6.         Prior to commencement of the rear car park (Phase 3), hard and soft landscaping details and surfacing details of the car park and pedestrian areas within that Phase are to be submitted to and approved by the Local Planning Authority. The scheme shall include details of all existing trees and hedgerows on the land and details showing all trees to be removed, or retained, together with details of all new planting to take place including species, size and method of planting. Development shall be carried out in accordance with the approved details.

 

7.         All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or the completion of the development whichever is the sooner.

           

8.         All hard surfacing comprised in the approved details of landscaping shall be carried out prior to the first occupation of the building or the completion of the development, whichever is the sooner.

           

9.         Any trees or plants comprised within the scheme of landscaping, which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

           

10.       No tree shown retained on the approved plans, or subsequently approved landscaping scheme, shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped within five years of the completion of development without the written approval of the Local Planning Authority.

 

11.       No removal of trees, scrubs or hedges shall be carried out on site between 1st March and 31st August inclusive in any year, unless searched before by a suitably qualified ornithologist.

 

12.       As this is a previously developed site there may be a risk of the land containing contaminants. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing by the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority.

 

13.       No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the local planning authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.

 

14.       Piling, deep foundations and other intrusive groundworks (investigation boreholes, tunnel shafts, ground source heating and cooling systems etc.) using penetrative methods can result in risks to potable supplies from, for example, pollution/turbidity, risk of mobilising contamination, drilling through different aquifers and creating preferential pathways. None of these penetrative methods shall be carried out other than with the written consent of the LPA. The development shall be carried out in accordance with the approved details.

 

15.       A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be submitted to and approved in writing by the local planning authority prior to construction above slab level. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme as approved shall be implemented prior to the occupation of any part of the permitted development.

 

16.       The development permitted by this planning permission shall be carried out in accordance with the Flood Risk Assessment & Drainage Strategy, Doc No: AIR-BDP-XX-XX-RP-C-980001, Job No: P2008334, Rev: P01, dated January 2019 and the following mitigation measures for Phase 1 (COB 2.0 project):

 

1.         Provide attenuation to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event.

 

2.         Implement drainage strategy based on oversized pipes, restricted discharge with a 50% betterment to current discharge rates and a petrol interceptor for treatment.

 

17.       Within 4 months of the grant of this planning permission the final design of the drainage scheme shall be completed and sent to the LPA for approval. The surface water drainage system will be based on the submitted Flood Risk Assessment & Drainage Strategy, Doc No: AIR-BDP-XX-XX-RP-C-980001, Job No: P2008334, Rev: P01, dated January 2019. The scheme shall also include:

 

1. Detailed engineered drawings of the proposed SuDS features including their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs and all corresponding calculations/modelling to ensure the scheme caters for all rainfall events up to and including the 1 in 100 year + climate change event.

 

2. Demonstration of appropriate SuDS management and treatment.

           

18.       Prior to any works on site for Phase 3 (including demolition of the existing COB 1.0 building) a full detailed surface water drainage strategy is to be completed and sent to the LPA for approval. The scheme shall also include:

 

1.    A drainage strategy which includes a commitment to providing appropriate SuDS in line with the non-statutory national standards, industry best practice and HCC Guidance for SuDS.

 

2. Detailed calculations of existing/proposed surface water storage volumes and flows with initial post development calculations/ modelling in relation to surface water are to be carried out for all rainfall events up to and including the 1 in 100 year including an allowance for climate change.

 

3. Evidence that if the applicant is proposing to discharge to the local sewer network, they have confirmation from the relevant Water and Sewerage Company that they have the capacity to take the proposed volumes and run-off rates.

 

4. If surface water is to be discharge via a surface water sewer. The applicant will need to propose an appropriate surface water discharge rate, the discharge rate should be at the greenfield runoff rate for the site, or no worse than 50% betterment.

 

5. Detailed engineered drawings of the proposed SuDS features including their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs and all corresponding calculations/modelling to ensure the scheme caters for all rainfall events up to and including the 1 in 100 year + climate change event.

 

6. Demonstration of appropriate SuDS management and treatment.

 

The scheme shall subsequently be implemented in accordance with the approved Phase 2 detailed surface water drainage strategy.

 

19.       Upon completion of the drainage works for the site and in accordance with the timing/phasing arrangement, a management and maintenance plan for the SuDS features and drainage network must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

 

1. Provision of a complete set of as built drawings for site drainage.

 

2. Maintenance and operational activities.

 

3. Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.

 

20.       Within one month of the grant of this permission, a Construction Management Plan/Method Statement shall be submitted to and approved in writing by the local planning authority in consultation with the highway authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan/Statement.

 

The Construction Management Plan/Method statement shall address the following matters:

 

(i) Details of a construction phasing programme (including any pre-construction or enabling works);

(ii) Hours of construction operations including times of deliveries and removal of waste;

(iii) Site set up and general arrangements for storing plant including cranes, materials, machinery and equipment, temporary offices and other facilities, construction vehicle parking and loading/unloading and vehicle turning areas;

(iv) Access and protection arrangements around the site for pedestrians, cyclists and other customers;

(v)Details of provisions for temporary car parking during construction;

(vi)The location of construction traffic routes to and from the site, details of their signing, monitoring and enforcement measures;

(vii)Screening and hoarding details

(viii)End of day tidying procedures;

(ix)Construction and storage compounds (including areas designated for car parking);

(x)Siting and details of wheel washing facilities;

(xi)Cleaning of site entrances, site access roads and the adjacent public highway and:

(xii)Disposal of surplus materials.

 

21.       No construction work relating to this permission shall be carried out on any Sunday, Public or Bank Holiday nor at any other time, except between the hours of 0730 and 1800 on Mondays to Fridays and between the hours of 0830 and 1300 on Saturdays, unless otherwise agreed in writing by the Local Planning Authority. These times apply to work which is audible at the site boundary.

 

22.       Prior to the removal of the current on-site cycle parking (commencement of Phase 3) hereby approved, details of the proposed on site cycle and Motor cycle parking shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

23.       Prior to occupation of the COB 2.0 office building (Phase 1), additional details to support the approved Travel Plan or an updated Travel Plan should be submitted to and approved by the Local Planning Authority. These additional details will include the following:

 

           Measures to promote sustainable travel;

           The Travel Plan co-ordinator; and

           Appropriate monitoring programme.

 

24.       Prior to the use of the parking facilities provided as Phase 3 of this development, the Electric Vehicle Charge Points as identified on drawing AIR-BDP-XX-XX-DR-L-99-1004 P01 shall be provided at the site and made available for use and permanently retained thereafter.

 

Publication date: 07/06/2019

Date of decision: 30/05/2019

Decided at meeting: 30/05/2019 - Planning and Development Committee

Accompanying Documents: