Agenda item

Variation of condition number 2 (approved plans) attached to planning permission reference number 19/00474/FPM to provide additional lifts, stair cores and amend balconies to provide metal balustrading.

It was RESOLVED: That the application 23/00239/FPM be GRANTED planning permission subject to the conditions and reasons set out in the report.

The Committee considered a report in respect of application 22/00239/FPM seeking the variation of condition number 2 (approved plans) attached to planning permission reference number 19/00474/FPM to provide additional lifts, stair cores and amend balconies to provide metal balustrading.

The Development Manager gave a verbal presentation and noted that the application, also known as the Icon Site, was located close to the roundabout junction of Lytton Way and Fairlands Way. This was a redevelopment of the site and the construction of 7 apartment blocks with a communal garden area and external parking area.

The Development Manager informed the Committee there were new fire safety regulations under the building regulations which required two cores. This meant that there needed to be two sets of stairs and lifts, and therefore the developer had to expand some of the building to accommodate for this. There were also changes to the balconies which went from glass balustrading to metal in order to meet the new regulations.

The Development Manager reminded Members that the initial application 19/00474/FPM was appealed and granted in 2022 therefore if Members did refuse the applicant can still buildout the approval as it was registered under the previous fire regulations.

The Chair invited Colin Campbell of Hill Residential Ltd, a supporter, to address the Committee.

Mr Campbell informed Members that this application arose from the desire to meet the most up to date fire safety standards. The previous application anticipated some fire safety changes and met these, however there were more changes that were unforeseen at the time. The developer wanted this to be a responsible development that was future proofed and gave authorities and residents comfort in knowing it was safe. In buildings over 30m tall there was a requirement to incorporate two lift and stair cores and they had worked hard to minimise the impact. Four of the 7 blocks needed a slight adjustment which was a 1.3% increase on site and the layout had changes slightly to ensure symmetry but included minor changes. In addition to this, the 2023 regulation identified glazing on balconies as a combustible material so it was changed to metal.

The Chair thanked Mr Campbell for his contribution to the meeting.

A few Members raised concerns regarding the increase in building size. It was advised that the cores take up a lot of space and by adding in an additional core it would compromise the size of the flats. To ensure the flats still met the national space standards they had to increase the blocks to do that. There were no additional units, no change to the housing mix, no change to the bedroom numbers, and no change to the building height. The footprint isn’t changing, only the central area was increasing to facilitate the additional core. This would not impact any amenity space and the basement car parks had to be amended to meet the cores.

Another Member asked whether there was one entry to the site. It was advised that there was exiting access over the bridge and one existing vehicular access. They were adding other pedestrian accesses but there was only one vehicular access approved at the appeal.

It was RESOLVED: That the application 23/00239/FPM be GRANTED planning permission subject to the following conditions and reasons set out in the report:

1.    The development hereby permitted shall begin not later than 3 years from the date of the appeal decision APP/K1935/W/20/3255692 whereby planning permission was granted on 15th July 2022.

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

502686-IWD-00-DR-A-2101_P1; 502686-IWD-XX-XX-DR-A-2320_P1 A3; 502686-IWD-B1-00-DR-A-2200_P2; 502686-IWD-B1-01-DR-A-2201_P2; 502686-IWD-B1-02-DR-A-2202_P2; 502686-IWD0B1-06-DR-A-2206_P2; 502686-IWD-B1-07-DR-A-2206_P2; 502686-IWD-11-DR-A-2211_P2; 502686-IWD-B1-12-DR-A-2213_P2; 502686-B1-13-DR-A-2213_P2; 502686-IWD-B1-XX-DR-A-2310_P2; 502686-IWD-B1-XX-DR-A-2311_P2; 502686-IWD-B1-XX-DR-A-2312_P2; 502686-IWD-B2-XX-DR-A-2310_P1; 502686-IWD-B2-XX-DR-A-2311_P1; 502686-IWD-B2-XX-DR-A-2312_P1; 502686-IWD-B3-00-DR-A-2200_P2; 502686-IWD-B3-01-2201_P2; 502686-IWD-B3-02-DR-A-2202_P2; 502686-IWD-B3-11-DR-A-2211_P2; 502686-IWD-B3-12-DR-A-2212_P2; 16-019 D – 314; 502686-IWD-B3-XX-DR-A-2310_P2; 502686-IWD-B3-XX-B3-DR-A-2311_P2; 502686-IWD-B3-XX-DR-A-2312_P2; 502686-IWD-B4-00-A-2200_P4; 502686-IWD-B4-01-DR-A-2201_P3; 502686-IWD-B4-02-DR-A-2202_P4; 502686-IWD-B4-2211-DR-A-2211_P4; 502686-IWD-B4-12-DR-A-2212_P4; 16-019 D-413; 502686-IWD-B4-XX-DR-A-2310_P3; 502686-IWD-B4-XX-DR-A-2311_P3; 502686-IWD-B4-XX-DR-A-2312_P3; 502686-IWD-B5-XX-DR-A-2310_P2; 502686-IWD-B5-XX-DR-A-2311_P2; 502686-IWD-B5-XX-DR-A-2312_P2; 16-019 D 500 C04, 16-019 501 C03, 16-019 D 502 C03, 16-019 D 503 C03, 16-019 D 504 C02, 502686-IWD-B6-00-DR-A-2200_P7; 502686-IWD-B6-01-DR-A-2201_P8; 502686-IWD-B6-02-A-2202_P6; 502686-IWD-B6-06-DR-A-2206_P4; 502686-IWD-B6-07-DR-A-2207_P3; 502686-IWD-B6-11-DR-A-2211_P5; 502686-IWD-B6-12-DR-A-2212_P5; 502686-IWD-B6-XX-DR-A-2310_P3; 502686-IWD-B6-XX-DR-A-2311_P3; 502686-IWD-B6-XX-DR-A-2312_P3; 16-019 D 700 C05, 16-019D 701 C04, 16-019 D 701 C04, 16-019 D 702 C04, 16-019 706 C02, 16 019 D 707 C02, 16-019 D 708 C03, 16-019 D 709 C02; 502686-IWD-B7-XX-DR-A-2310_P2; 502686-IWD-B7-XX-DR-A-2312_P2; 2660-LA-01E, 2660-LA-02E, 2660-DT.01.

3.    Upon commencement of construction works the methods of construction and all associated mitigation measures as detailed in the approved Construction Method Statement (CMS) as submitted and approved under planning reference 23/00054/COND shall be strictly adhered too until conclusion of all site and building operations unless otherwise agreed in writing by the Local Planning Authority.

4.    No development, excluding demolition and site clearance, shall commence until all trees within the development which are to be retained as identified in the Tree Protection Plan (Plan 67135-02, Appendix 4 of the Arboricultural Impact Assessment (AIA) dated 31/10/2018 reference 67135 (V2)) have been protected by fencing or other means of enclosure in accordance with Appendix 4 and 8 of the AIA. Tree protection measures shall be retained until conclusion of all site and building operations. Within the tree protection areas, there shall be no alterations to the ground level and they shall be kept clear of vehicles, materials, surplus soil, temporary buildings, plant and machinery

5.    No development apart from demolition and site preparation works shall take place until the final design of the surface water drainage schemes and their maintenance regimes have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and be retained thereafter.

6.    Prior to commencement of works above slab level, a scheme for protecting the proposed dwellings from noise from road, rail an air transport sources shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and be retained thereafter.

7.    Prior to commencement of works above slab level, samples of the materials to be used in the construction of the external surfaces of the buildings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

8.    Prior to commencement of work above slab level, details of any external lighting, including the intensity of illumination and predicted light contours, shall be submitted to and approved in writing by the Local Planning Authority. Any external lighting shall accord with the approved details and retained thereafter.

9.    Prior to commencement of works above slab level, an energy strategy to achieve 65% carbon reduction against Part L of the Building Regulations 2013 when assessed using SAP10 emission factors shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented and retained thereafter in accordance with the approved details of the energy strategy and in accordance with the water consumption targets contained within the Whitecode Design Associated Energy Strategy 10293-S-ENER- 0001 Revision 5 dated 30 July 2019.

10.Prior to the commencement of works above slab level, details of the ramped access into the amenity garden to the south of block 7 shall be submitted to and approved in writing by the Local Planning Authority. The ramped access shall be carried out in accordance with the approved details prior to the first use of the amenity garden and be retained thereafter.

11.Prior to commencement of works above slab level, a detailed scheme of Secured by Design Section 2: Physical Security of the Home measure for the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved scheme prior to occupation of each block and be retained thereafter.

12.Notwithstanding condition 2 and the details of car and cycle parking shown on the submitted plans, no works shall take place until revised plans, including the details of any external cycle stores, showing the provision of 948 cycle parking spaces together with the details of their type and design have been submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be fully completed for each block or place and in accordance with the approved details before first occupation of that particular block or phase of the development and be retained thereafter.

13. Notwithstanding condition 2, details of the treatment of all boundaries, including details of any walls, fences, gates or other means of enclosure and timing of their delivery shall be submitted to and approved in writing by the Local Planning Authority prior to any landscaping works take place. The approved boundary treatments shall be completed in accordance with the approved details and be retained thereafter. No part of the development shall be occupied until an Armco or similar barrier has been installed in positions where vehicles may be in a position to drive or roll onto the railway.

14.Prior to the first occupation of any dwelling within the development, written confirmation shall be provided to the Local Planning Authority that either:-

              i.        All wastewater network upgrades required to accommodate the additional flows from the development have been completed; or

            ii.        A housing and infrastructure phased plan has been agreed with Thames Water to allow additional properties to be occupied.

Where a hosing and infrastructure phasing plan is agreed, no occupation shall take place than in accordance with the agreed housing and infrastructure phasing plan.

15.Prior to first occupation of any dwelling within the development, details of a scheme to provide at least 20 bird and 30 bat boxes shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the timing of provision. The development shall be carried out in accordance with the approved scheme and be retained thereafter.

16.Prior to first occupation of any dwelling within a block, the refuse and recycling stores for that block as shown on the approved plans shall be carried out in accordance with the approved details and be retained thereafter.

17.In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken and where remediation is necessary, a remediation scheme, including a programme for implementation, must be submitted to the Local Planning Authority and approved in writing. Following completion of measures identified in the approved remediation scheme, a verification report must be submitted to the Local Planning Authority for approval.