Committee : DEVELOPMENT
CONTROL SUB COMMITTEE
Date : 19 SEPTEMBER
2006
Title
: P/01728/05 - TCP/27277/A - REQUEST FOR AMENDMENTS TO
APPROVED SCHEME – TRANSPORT INTERCHANGE, THE ESPLANADE, RYDE
REPORT
OF THE DEVELOPMENT CONTROL MANAGER
SUMMARY
The purpose of this report is to outline proposed changes to
the approved scheme for the transport interchange and to seek members’ approval
as acceptable amendments. Since the
matter was considered by members on 22 August 2006, officers have re-advertised
the proposed amendments inviting comment from residents and consultees. A
separate report on responses will be put before members. Planning Officers are
of the view that the changes sought are beyond those which can be dealt with by
them as ‘minor amendments’ and are therefore seeking a Member decision in
accordance with the requirements of Condition 2 of the planning permission for
the interchange.
BACKGROUND
1.
In
November 2005 Members granted planning permission for “Demolition of buildings
in connection with the development of a new transport interchange including
associated canopies, ancillary facilities, and a restaurant and railway
footbridge.” In addition they granted conservation area consent for the
demolition of the existing buildings on site.
2.
The
design concept was that of a series of elegant leaves with their central vein
forming the ‘ridge’ of each roof section. The structures were to be supported
on tree like columns with the major structures enclosed with glass for the most
part making a very light and transparent development.
3.
Planning
permission was issued dated 1st December 2005 and was subject to 22
conditions, of which condition 2 reads as follows – “The development shall not be carried out other than in strict
accordance with the drawings hereby approved without prior consent of the Local
Planning Authority.” The reason for that condition is – “To ensure that the
external appearance of the buildings is satisfactory in compliance with Policy
D1 (Standards of Design) of the Isle of Wight Unitary Development Plan.”
4.
Following
a ‘value engineering’ exercise, amendments to the scheme are being requested
which show reductions in the number and size of the structures and the
alteration and omission of some elements. The amendments reflect the need to
reduce build costs and are in line with comments previously expressed with
regard to size and impact of the original design. It is also likely that the
materials noted on the previously approved drawings will be the subject of
change as a result of this exercise. Condition 3 of the approval requires
submission and prior approval of samples of external finishes prior to
commencement in addition to condition 2 which requires strict adherence to the
approved scheme.
5.
The
changes are summarised in the following table:
|
Element |
As approved |
Amendment sought |
|
Concourse pavilion |
The
primary ‘leaf’ containing a coffee shop, newsagent, the main concourse and
access to the ticket counters etc. The overhanging roof also covered the
pick-up / drop off point and access to busses and taxis as well as seating
areas at ground floor with a void above with views to information screens at
higher level. |
Reduced
in size. Slightly smaller footprint
(reduced by 25%) and reduced roof size.
The retail and café elements have been relocated into the main station
building. The changes will result in
a building that has a footprint area of 330m2 and a height up to
10 metres. |
|
Main Station building |
Main
building containing plant, toilets, facilities for bus operators, ticket
counters, the main platform access, tourist information and travel shop at
ground floor and offices, storage and a ‘civic space’ at first floor. |
Scale and
design to remain unchanged (and becomes the dominant roof feature with the
reduction in the concourse canopy). Will also accommodate café and retail
uses. |
|
Shelters |
Providing
a covered walkway and protecting access to further bus stands and stands
cycle parking. |
Two island shelters have been amalgamated into one. The third shelter has been removed as part
of rationalisation of bus stands and layovers. |
|
Cycle Hire |
Building
and canopy positioned on Rose Gardens. |
Building now moved into space of omitted shelter to retain
the Rose garden. |
|
Landscaping |
Removal
of two mature sycamore trees |
Trees now
retained. |
|
Building Materials |
Metallic
standing seam roof with glazed ridge; colour golden sand. Structure;
white painted steel. Café + concourse walls; glass. Station building + civic
space; timber rainscreen cladding to south elevation; white rendered upper
level; silver cladding to lower level. |
To remain
the same. Planning Condition seeks to
agree materials prior to commencement. |
POLICY IMPLICATIONS
6. The Unitary Development Plan policies
which apply were referred to in the committee report. They remain the same and
the report is attached for reference.
CONSULTATION
7. Planning officers have written to
adjoining residents, all respondents to the original planning application and
other consultees originally approached for views, inviting comment on the
proposed amendments. A deadline of 14
September has been set for replies. The
responses will be outlined in a separate report for members to consider.
FINANCIAL IMPLICATIONS
8. None as a direct result of this report
in terms of the Local Planning Authority.
OPTIONS
a) To note and
accept the changes as amendments to the approved scheme.
b) To request that the applicant reconsiders the amendments and resubmits them for consideration.
EVALUATION
9. The proposed amendments reduce the size
of the concourse building including its canopy and roof. The impact of the
built form on the townscape, the conservation area and the setting of the
nearby listed buildings will be less.
The proposed amendments have been based on a cost evaluation exercise
but also take account of comments previously made concerning the ‘oversize’ of
the approved scheme. A greater area of hard surfacing and vehicles will be
exposed. In townscape terms this will lead to a reduced impact from the mass
and scale of the building. The decision needs to be made as to whether this
amendment / reduction is acceptable in terms of the design of the whole scheme
as presented and consulted upon originally and as approved by Committee.
10. Having acknowledged a net reduction in
size and scale of the development, outlined in the amendments, officers are of
the view that the building remains a contemporary, quality designed
architectural building. It will result
in an improved high quality transport interchange facility. Its reduced size is sympathetic to the scale
of the surrounding area. It
nevertheless remains a distinctive and attractive building. There would still be a significant
improvement to the public realm and accessibility to the different modes of
public transport. The amendments retain
the spirit and quality of the new interchange and should therefore be
supported.
HUMAN RIGHTS
The human rights issues were set out in the original
committee report a copy of which is attached for reference.
RECOMMENDATION
a) To note and accept the changes as amendments to the
approved scheme.
Contact : Phil
Salmon, Development Team Manager ( (01983)
823552
e-mail
: [email protected]