Agenda item

Strood South

Construction of a replacement building to provide three retail units (Class A1), cafe (Class A3) and a gym (Class D2), removal of existing slip road, alterations to car park and other associated works (demolition existing unit.

Discussion:

The Head of Planning reminded the Committee that consideration of this application had been deferred at the meeting on 4 February 2015 so as to enable further discussion in respect of the access onto Knight Road.

The Head of Planning advised the Committee that since despatch of the agenda, three further representations had been received objecting to the application and details of these objections along with comments received from Kent County Council’s Archaeological Team and Southern Water were summarised on the supplementary agenda advice sheet.

Also set out on the supplementary agenda advice sheet was an officer appraisal on the impact that the proposed development would have upon trees and a summary of action since the last meeting. This included comments from the agent on various traffic management options and officer’s comments.

He informed the Committee that in line with the Council’s Tree Officer’s advice, should the Committee be minded to approve the application, proposed condition 7 be amended to that set out on the supplementary agenda advice sheet. In addition, it was also proposed that a new condition 23 be approved also as set out on the supplementary agenda advice sheet.

The Committee discussed the application having regard to traffic management generally and, in particular the access from the application site onto Knight Road.

Decision:

Approved subject to

A)        The applicant/owner entering into an agreement under Section 106 of the Town and Country Planning Act to secure:

i)          £2,214 towards traffic management improvements on Commercial Road;

ii)         £15,048 towards enhanced pedestrian crossing facilities on the Strood Retail Park access road.

B)        Conditions 1 – 6 and 8 – 22 as set out in the report for the reasons stated in the report and revised condition 7 and new condition 23 as follows:

7.       Notwithstanding the details submitted in support of the planning application, no development shall commence until there has been submitted to and approved in writing by the Local Planning Authority:

a)     A topographical survey using a scaleable drawing that shows the position of and allocating a reference number to:

i)      Each existing tree within the site with a stem diameter of 75mm or more, measured at 1.5m above the highest adjacent ground level, or in the case of woodlands or substantial tree groups, only individual trees with stem diameters greater than 150mm;

ii)      Each tree with an estimated stem diameter of 75mm or more that overhang the site or are located beyond the site boundaries, within a distance of up to 12 times their estimated stem diameter.

For individual trees the crown spread shall be shown at the four cardinal points, for woodlands or substantial groups of trees the overall extent of the canopy shall be shown. Spot levels, other relevant landscape features and artefacts shall also be recorded, taking account of the recommendations contained in paragraph 4.2.4 of British Standard 5837.

b)     A tree survey, which includes all trees included on the topographical survey (see (a) above) and which takes account of the recommendations contained in section 4.4 of British Standard 5837.

c)      A finalised tree retention and removal plan with numbered and colour coded trees identified for retention and removal, overlaid onto the proposed layout.

d)     A tree constraints plan showing root protection areas and any other relevant constraints plotted around each of the category A, B and C trees overlaid onto the proposed site layout plan.

e)     An arboricultural impact assessment that evaluates the direct and indirect effects of the proposed design, including the buildability of the scheme in terms of access, adequate working space and provision for storage of materials; and where necessary recommends mitigation.

f)        Existing and proposed finished site levels and cross-sectional details on a scale plan with retained trees and root protection areas overlaid.

g)     A tree protection plan on a scale drawing, informed by descriptive text where necessary, based upon the finalised proposals, showing trees for retention and illustrating the tree and landscape protection measures.

h)      Arboricultural method statements(methodology), appropriate to the proposals, for the implementation of any aspect of development that is within the root protection area, or has the potential to result in loss of or damage to a tree to be retained. The details should incorporate relevant information from other specialists as required. Particular attention should be given to:

1.            Removal of existing structures and hard surfacing;

2.            Installation of temporary ground protection;

3.            Excavations and the requirement for specialized trench less techniques;

4.            Installation of new hard surfacing – materials, design constraints and implications for levels;

5.            Specialist foundations or other engineering within root protection areas of retained trees, including details of installation techniques and effect on finished floor levels and overall height;

6.            Retaining structures to facilitate changes in ground levels;

7.            Preparatory works for new landscaping;

i)        Details for special engineering within root protection areas, paying particular attention to foundation design, installation techniques and effect on finished floor levels and overall building height.

j)        The alignment of utility apparatus including drainage

k)      A schedule of work to trees which is directly necessary to provide access for operations on site, including access facilitation pruning.

Details shall accord with the recommendations contained in British Standard 5837:2012 Trees in relation to design, demolition and construction - Recommendations or any revision thereof and shall be carried out as described and approved before any equipment, machinery or materials are brought on to the site for the purposes of the development. No alterations or variations to the approved details shall be made without prior written consent of the local planning authority and they shall be maintained until all equipment, machinery and surplus materials have been removed from the site. 

Reason – Pursuant to condition 197 of the Town and Country Planning Act 1990 and to protect and enhance the appearance and character of the site and locality in accordance with Policies BNE1 and BNE6 of the Medway Local Plan 2003.

23.       The proposed highway works as shown on Plan RPSTROOD3.1/01 shall be implemented prior to the occupation of the proposed units and following implementation shall be thereafter maintained.

Reason In the interests of the free flow of traffic out from the site.