Decision details

Change of use of B2/B8 (general industry/storage or distribution) arches at 196-198 Morning Lane to A1 and physical refurbishment of existing arches at 189-222 Morning Lane, including installation of new elevations (brickwork and glazing), extensions (to north of arches 216-219 and to the south of 202-210), internal improvements and resurfaced access and parking arrangements to the Morning Lane frontage between arches 193-198.

 

14.1  The Planning Officer introduced the report, as detailed within the agenda.  Reference was made to the addendum and that 20 additional letters of objection had been received from occupiers of the affected arch units.  The main points of objection were detailed within the addendum.

 

14.2  Councillor Mulready spoke in objection to the scheme, on behalf of residents, her comments are summarised as follows:-

 

§  Lack of knowledge and consultation, especially as the vast majority of occupiers are Turkish speaking.

§  Network Rail unwilling to engage with the occupiers and the Council.

 

14.3  Tundai Mautsi spoke in objection to the scheme, his comments are summarised as follows:-

 

§  Occupiers were not given 21 days notice of the application.  They received no plans until 20 May and therefore were given insufficient time to respond.

§  Concerned about where the existing businesses would be located.

§  23 trees will be taken down as a result of the development.

§  Lack of information given on the website.

 

14.4  In response to the concern raised about the loss of trees, both the Planning Officer and Network Rail were unaware of any trees being lost.

 

14.5  Discussion took place surrounding the issue of relocation of existing businesses and Steve Taylor (Network Rail) explained that they would try and relocate businesses, where possible, and that this was an ongoing process.   He added that they had approximately 30-40% of arches vacant in their portfolio.

 

14.6  Members requested that the existing businesses be relocated before work on the new development commenced.  It was therefore requested that Network Rail submit a management plan for decanting existing tenants and re-locating them, for approval before work commenced.  This was AGREED.

 

14.7  Councillor Webb raised concern about the scheme and that there appeared to be a lack of consideration for the existing hard working businesses, although she recognised the need to regenerate the area.

 

(Councillor Webb voted against the recommendation).

 

RESOLVED that:-

 

 

1.  SCB0 – Development in accordance with plans

  The development hereby permitted shall only be carried out and completed strictly in accordance with the submitted plans hereby approved and any subsequent approval of details.

 

  REASON: To ensure that the development hereby permitted is carried out in full accordance with the plans hereby approved.

 

2.  SCB1 - Commencement within three years

  The development hereby permitted must be begun not later than three years after the date of this permission.

 

  REASON: In order to comply with the provisions of Section 91(1) of the Town and Country Planning Act 1990 as amended.

 

3.  SMC6 – Materials to be approved (entire site)

  Details, including samples, of materials to be used on the external surfaces of the building, boundary walls and ground surfaces shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

  REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

4.  SCM9 - No extraneous pipework

  No soil stacks, soil vent pipes, flues, ductwork or any other pipework shall be fixed to the (street) elevations of the building other than as shown on the drawings hereby approved.

  REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

5.  NSC – Roller Shutters

  Cross sectional drawings of the electrically operated roller shutter doors to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

  REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

6.  Powder Coating

Details, including samples of the colour of all external surfaces to be powder coated to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

  REASON: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area.

 

7.  SCH15 – Access only as approved

  Vehicular access to the site shall be only via the permitted access.

 

  REASON: In the interests of highway safety.

 

8.  SCH4 – Forward Vehicles Ingress/ Egress Only

All vehicles shall enter and leave the site only in a forward direction.

 

  REASON: In the interests of highway safety.

 

9.  NSC – Parking only as approved

  No part of the development hereby approved shall be occupied until accommodation for car parking, turning and loading/unloading has been provided in accordance with the approved plans, and such accommodation shall be retained permanently for use by the occupiers and/or users of, and/or persons calling at, the premises only, and shall not be used for any other purposes.  Parking shall only occur in the spaces shown on the plans hereby approved, and not on any other area of the site.

 

  REASON: To ensure that the proposed development does not prejudice the free flow of traffic or public safety along the neighbouring highway(s) and to ensure the permanent retention of the accommodation for parking/loading and unloading purposes.

 

10.  Details of the proposed roller shutters to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.  The development shall be carried out in accordance with the approved details.

 

  REASON:  To safeguard the visual amenity of the surrounding area.

 

11.  Network Rail Management Plan ……………………….

 

 

INFORMATIVES

 

  The following Informatives should be added:

 

SI.1   Building Control

SI.2   Work Affecting Public Highway

SI.3   Sanitary, Ventilation and Drainage Arrangements

SI.6   Control of Pollution (Clean Air, Noise, etc.)

    SI.7   Hours of Building Works

   SI.25   Disabled Person’s Provisions

   SI.27   Fire Precautions Act 1971

SI.28   Refuse Storage and Disposal Arrangements