ISLE OF WIGHT COUNCIL DEVELOPMENT CONTROL COMMITTEE –
TUESDAY 12 JULY 2005
REPORT OF THE HEAD OF PLANNING SERVICES
Applicant: Westcott Homes Ltd
This application is recommended for conditional permission.
REASON FOR COMMITTEE
CONSIDERATION
Members will recall that this application was considered at the meeting held on 29 June 2005 at which time it was deferred to enable officers to negotiate revisions to the design of the building with particular reference to reducing its impact on Medina Road in terms of its mass and height. Following this decision the applicants requested a meeting with officers including the local Councillor in order to move the matter on as a matter of urgency. Following that meeting revised plans have now been received and members are therefore requested to further determine the application on the basis of these revised plans.
1. Evaluation
1.1
Before
detailing the revisions it is considered appropriate to reinforce the
importance of the outline consent in relation to establishing the scale of the
building in terms of its mass and height.
It is important to emphasise that considerable weight would be given to
the clear principles contained within that outline consent evidenced by the
processing procedures that took place culminating in the issuing of an approved
plan which indicated the height and mass of the development.
1.2
That outline
consent essentially considered siting and means of access, but under the
auspices of the siting matter it needed to consider residential development of
a sufficient density to fund desirable marine related facilities, the creation
of a landmark development of high architectural quality which was always
envisaged under the Project Cowes process.
This also included the need for some commercial floor space on the
ground floor. Therefore the applicants
have, not unreasonably, submitted their detail scheme wholly based on the
guidance contained within that outline consent and have obviously concentrated
on achieving a quality architectural landmark building within the parameters of
scale laid down by the outline consent.
1.3
The applicants,
having given due consideration to members’ concerns, have revisited design
appearance aspects of the proposal as opposed to reducing height in the area of
Medina Road and increasing height within the area of the development closer to
the River Medina. This is on the basis
that the aim of this proposal is to create “a dramatic change to this end of
Cowes as part of the regeneration ambitions of Project Cowes”.
They also make reference to the need for a financially viable scheme in
order to deliver the public gains which will emanate from this development.
1.4
The design
alterations therefore are itemised as follows.
·
Modification to
the fourth floor fronting Medina Road by introducing blue-grey cladding and
corner glazing features.
·
Lowering of the
white render band which is now restricted to the third floor only.
·
The
introduction of red brick finish only on the lower three floors.
·
The
introduction of 16 windows in the Medina Road elevation.
1.5
The architects’
aims in offering these modifications are as follows.
·
The
introduction of facing brick on the first three floors will create a sense of
bulk terminating at the top of the third floor.
·
By lowering the
white render band and restricting it to the third floor only it will give the
effect of the stepping down of the general rendered finish when viewed from
Medina Road.
·
The
introduction of the additional windows will assist in bringing this side of the
building facing Medina Road into the activity of that street.
The architects have also produced a
perspective which illustrates the effect that this is likely to generate in
terms of Medina Road. Generally the
architect considers that the revised proposal will lift the street and set a
new standard for future development.
1.6
The architects
have also carried out further research in respect of the history of the area
and it has uncovered evidence that the development opposite the site in the
1950s was in the form of three to four storey buildings which coincidentally
included barrelled gabled ends.
1.7
These revisions
have been the subject of discussions by officers of the Development Team, with
particular reference to the Conservation and Design members of that team. The resultant views are itemised as follows:
·
The impact on
Medina Road in its revised form results in a less assertive building.
·
The change in
the mix of materials provides a better related building in respect of the brick
buildings on the opposite side of the road.
In this regard particular reference is made to the first three storeys
of brickwork.
·
The general
solid/void ratio is better proportioned (i.e. more windows less walls).
·
Generally it is
considered that the elevation to Medina Road has a softer, more human scale as
a result of these revisions and respects its context and setting in the street
scene.
1.8 Whilst the deferral by members has not resulted in a reduction in mass and height it has resulted in the applicants focusing on the impact of this building in respect of Medina Road, with the whole process resulting in improvements to that important façade. I therefore continue to recommend conditional approval subject to additional suggested conditions making specific reference to the revised Medina Road elevations.
2. Justification for Recommendation
2.1 Having given due regard and appropriate weight to all
previous material considerations referred to in the report before members on 29th
June 2005 and further considerations to the revised proposals referred to in
this report, approval recommendation of this reserve matter application is
appropriate for the reasons detailed.
3. Recommendation
Approval (revised plans)
Conditions and Reasons:
|
1 |
A01 |
Time limit - outline The development
hereby permitted shall be begun either before the expiration of 5 years from
the date of the outline permission, or before the expiration of 2 years from
the date of approval of the last of the reserved matters to be approved,
whichever is the later. Reason: To
comply with Section 92 of the Town and Country Planning Act 1990. |
|
2 |
UN1 |
Unique No
development shall take place until samples of the red multi stock brickwork
and the standing seam aluminium roof to be used in the construction's
external surfaces have been submitted to and approved in writing by the Local
Planning Authority. Details shall
also be submitted to and approved in writing by the Local Planning Authority
of the white render, balcony railings, and any other external finishes. Development shall be carried out in
accordance with the approved details. Reason: In
the interests of the amenities of the area and to comply with Policy D1
(Standards of Design) of the IW Unitary Development Plan. |
|
3 |
S22 |
Colour changes to be agreed Notwithstanding the
provisions of the Town and Country Planning (General Permitted Development)
Order 1995 (or any Order revoking or re-enacting that Order with or without
modification) the exterior of the building(s) hereby permitted shall not be
painted or coloured other than as expressly authorised by this permission. Reason: In the interests of the amenities and
character of the area and to comply with policy D1 (Standards of Design) of
the IW Unitary Development Plan. |
|
4 |
M33 |
Boundary details No development
shall take place until details have been submitted to and approved in writing
by the Local Planning Authority of the positions, design, materials and type
of boundary treatment to be erected.
The boundary treatment shall be completed [before the dwellings hereby
permitted are occupied. Such details
shall include any handrail treatments to ramps. Development shall be carried out in accordance with the
approved details. Reason: In
the interests of maintaining the amenity value of the area and to comply with
policy D1 (Standards of Design) of the IW Unitary Development Plan. |
|
5 |
UN2 |
Unique No development
shall take place until full details of the hard landscaping works have been
submitted to and approved in writing by the Local Planning Authority, and
these works shall be carried out as approved prior to occupation of those
dwellings which abut the hard paving areas.
These details shall include block paving materials to be used for the
circulation areas, flood escape routes, the public promenade, public viewing
area including details of provision of seating. Development shall be carried out in accordance with the
approved details. Reason: To
ensure that the appearance of the development is satisfactory to comply with
Policy D3 (Landscaping) of the IW Unitary Development Plan. |
|
6 |
UN3 |
Unique No development
shall take place until full details of the soft landscaping works have been
submitted to and approved by the Local Planning Authority. Such details shall include schedules of
plants, noting species, plant sizes, proposed numbers/densities and an implementation
programme. Any trees or shrubs which
within the period of 5 years from the completion of the development die, are
removed or become seriously damaged or diseased shall be replaced in the next
planing season with others of similar size and species unless the Local
Planning Authority gives written consent to any variation. Reason: To
ensure the appearance of the development is satisfactory and to comply with
Policy D3 (Landscaping) of the IW Unitary Development Plan. |
|
7 |
UN4 |
Unique No development
shall take place until full details of any external lighting scheme to be
installed in respect of car parking/communal areas, public promenade/public
viewing area and underlighting to canopies have been submitted to and
approved by the Local Planning Authority. Such lighting scheme shall be
carried out in accordance with the approved details prior to occupation of
any of the flats or retail units hereby approved. Reason: In the
interests of both the amenities of future occupiers and the amenities of the
area generally in compliance with Policy D1 (Standards of Design) and D14
(Light Spillage) of the IW Unitary Development Plan. |
|
8 |
UN5 |
Unique A hard and soft
landscape management plan including long term design objectives, management
responsibilities and maintenance schedules for all landscape areas including
external lighting shall be submitted to and approved by the Local Planning
Authority prior to occupation of the development or any phase of the
development, whichever is the sooner.
Evidence shall be submitted that the management company has been
registered and the management plan shall be carried out as approved. Reason: To
ensure long term maintenance of the landscaping/lighting of the development
and to comply with Policy D3 (Landscaping) and D14 (Light Spillage) of the IW
Unitary Development Plan. |
|
9 |
J50 |
Closure of existing access The existing access
to the site from Medina Road to Shepards Wharf (opposite Langley Road) shall
be altered in accordance with drawing No. RP600/PSK/39 Revision A including
the provision of 3 No. retractable bollards.
Such access alteration shall be carried out within one month of the
buildings hereby permitted being first occupied. The altered access shall be retained including the retractable
bollards thereafter. Reason: To
enable the access to be used for the occasional ingress and egress of large
vehicles in the interests of highway safety and in compliance with policy TR7
(Highway Considerations) of the IW Unitary Development Plan. |
|
10 |
J30 |
Vehicular access No dwellings or
retail units shall be occupied until the means of vehicular access thereto
has been constructed in accordance with the approved plans. Reason: To ensure adequate access to the proposed
development and to comply with policy D1 (Standards of Design) of the IW
Unitary Development Plan. |
|
11 |
UN6 |
Unique No dwelling or
retail unit hereby permitted shall be occupied until a space has been laid
out within the site, drained and surfaced in accordance with Drawing No.
RP600/PSK/26 for cars/bicycles to be parked and for vehicles to turn so that
they may enter and leave the site in forward gear. The space shall not thereafter be used for any purpose other
than that approved in accordance with this condition. Reason: To
ensure parking provision is available in compliance with Policy TR16 (Parking
Policies and Guidelines) of the IW Unitary Development Plan. |
|
12 |
UN7 |
Unique The development
hereby approved shall not be brought into use until provision has been made
within the site for the secure and covered parking of a minimum of 48
bicycles. Such provision shall be
made in the form of Sheffield hoops unless otherwise agreed in writing by the
Local Planning Authority and such provision shall be retained thereafter. Reason: To
ensure adequate provision for the parking of bicycles in compliance with
Policy TR6 (Cycling and Walking) of the IW Unitary Development Plan. |
|
13 |
UN8 |
Unique Prior to occupation
of any of the flats hereby approved the two retail units and the
retail/bistro unit shall be completed externally as indicated on the
submitted plans (apart from signage) and shall be completed internally to a
serviced shell stage ready for fitting out by prospective tenants. Reason: In
the interests of ensuring the proposal provides commercial development on the
site in compliance with Policy E1 (Promotion of New Employment Uses) of the
IW Unitary Development Plan. |
|
14 |
UN9 |
Unique None of the flats
hereby approved shall be occupied until the public promenade/public viewing
area indicated on the plan hereby approved have been completed and are
available for use by the public. Such
public promenade and public viewing area shall be maintained and retained for
that use thereafter. Reason: To
ensure pedestrian access is available for public use in compliance with
Policy TR17 (Public Rights of Way) of the IW Unitary Development Plan. |
|
15 |
UN10 |
Unique No
occupation of the flats hereby approved shall take place until the drainage
proposals as indicated on Drawing No. RP600/PSK/24 have been implemented in
accordance with the details shown on that drawing in respect of foul and
surface water drainage discharge. Reason: To
ensure an adequate system of foul and surface water drainage is provided for
the development in compliance with Policy U11 (Infrastructure and Services
Provision) of the IW Unitary Development Plan. |
|
16 |
UN11 |
Unique The resident
emergency flood risk escape route as indicated on Plan No. RP/600/PSK/26
shall have a finished level of not less than 3.2 metres A.O.D. and shall be
kept clear at all times. Reason: To
ensure an escape route is available for future residents in the event of a 1
in 200 year extreme event in compliance with Policy G6 (Areas Liable to
Flooding) of the IW Unitary Development Plan. |
|
17 |
UN12 |
Unique No
development shall take place until calculations for the storm water holding
tank over a range of return periods have been submitted to and agreed with
the Local Planning Authority. Such
attenuation tanks should have sufficient storage to deal with the
co-incidence of the 1% rainfall storm with the 0.5% extreme sea level. Reason: To
ensure an adequate system of surface water drainage is provided for the
development in compliance with Policy U11 (Infrastructure and Services
Provision) and Policy G6 (Areas Liable to Flooding) of the IW Unitary
Development Plan. |
|
18 |
UN13 |
Unique No development
approved by this permission shall be commenced until a suitable warning and
evacuation procedure has been submitted to and approved by the Local Planning
Authority. Such agreed warning and
evacuation procedure shall be retained and maintained thereafter. Reason: To
ensure the proposed emergency access route into the site is maintained and
remains accessible at all time in compliance with Policy G6 (Areas Liable to
Flooding) of the IW Unitary Development Plan. |
|
19 |
UN14 |
Unique No
development shall commence until long term maintenance proposals for the
drainage system and tidal defence system have been submitted to and agreed by
the Local Planning Authority. Such
long term maintenance system shall be retained and maintained thereafter. Reason: To
ensure the long term maintenance of the drainage system and tidal defence
structures in compliance with Policies U11 (Infrastructure and Services
Provision) and G6 (Areas Liable to Flooding) of the IW Unitary Development
Plan. |
|
20 |
UN15 |
Unique Steps
including the installation and use of wheel cleaning facilities in accordance
with details to be submitted to and approved in writing by the Local Planning
Authority shall be taken to prevent material being deposited on the highway
as a result of any operation on the site.
Any deposit of material from the site on the highway shall be removed
as soon as practicable by the site operator. Reason: In the
interest of highway safety and to prevent mud and dust from getting on the
highway and to comply with Policy TR7 (Highway Considerations) of the IW
Unitary Development Plan. |
|
21 |
UN16 |
Unique All
construction traffic related to the development hereby approved shall be
directed to leave the site by means of a prominent signage, the details of
which shall be submitted to and approved in writing by the Local Planning
Authority. Such signage shall be
erected at the junction between the site access road and the highway before
the access road is first used. The
signage shall be retained in a clean and legible condition for the duration
of the development and any sign that is damaged beyond repair or removed
shall immediately be replaced. Reason: In
the interests of highway safety and to comply with Policy TR7 (Highway
Considerations) of the IW Unitary Development Plan. |
|
22 |
UN17 |
Unique Space shall be
provided within the site for the loading and unloading and parking of
construction workers' vehicles and such provision shall be retained while the
development is in progress. Reason: In the
interests of highway safety in compliance with Policy TR7 (Highway
Considerations) of the IW Unitary Development Plan. |
|
23 |
UN18 |
Unique No path
to development hereby permitted shall commence until there has been submitted
to and approved in writing by the Local Planning Authority a remediation
scheme to deal with any contaminant including an implementation timetable,
monitoring proposals and a remediation verification methodology. The verification methodology shall include
a sampling and analysis programme to confirm the adequacy of decontamination
and an appropriately qualified person shall oversee the implementation of all
remediation. The construction of
buildings shall not commence until the investigator has provided a report
which shall include confirmation that all remediation measures have been
carried out fully in accordance with the scheme. The report shall also include results of the verification programme
of post-remediation sampling and monitoring in order to demonstrate that the
required remediation has been fully met.
Future monitoring proposals and reporting shall also be detailed in
the report. Reason: To
protect the environment to prevent harm to human health by ensuring where necessary
the land is remediated to an appropriate standard in compliance with Policy
P1 (Pollution and Development) of the IW Unitary Development Plan. |
|
24 |
UN19 |
UniqueThe treatment to the west facing elevation onto
Medina Road shall be in accordance with Drawing No. RP600/PSK27 Revision P
and shall not be altered without the prior written consent of the Local
Planning Authority. Reason: In the
interests of the amenities of the area in compliance with Policy D1
(Standards of Design) of the IW Unitary Development Plan. |