Agenda item

Demolition of existing “Norfolk Wing” of St Joseph’s Hospice and the erection of a new purpose built three storey convent building in place of the Norfolk Wing accommodating 25 individual bedrooms including bedrooms including ensuites, two flats at ground level with ancillary communal areas, kitchens and landscaping.

 

NB:  Members are requested to note that a previous scheme for a four storey building was approved at committee in August 2008.  The current scheme looks to reduce the overall development by approximately 300 sqm by removing the top (fourth) floor of the previously approved scheme.

 

10.1  The Planning Officer introduced the report, as set out in the agenda. He referred to the addendum and it was noted that one letter of objection had been received after the report was published.

 

10.2  There being no questions from Members, the Chair moved to the vote.

 

Unanimously RESOLVED that:-

 

 

1.    SCBO – 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.  SCB1N - 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.  SCM2 - Materials to be approved

Details, including samples, of all materials to be used on the external surfaces of the building and boundary walls 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.  NSC - Ecological roofs

  Full details of a biodiverse, substrate-based (75mm minimum depth) extensive 'brown/green’ roof shall be submitted and approved in writing by the Local Planning Authority before any building works commence. The development shall not be carried out otherwise than in accordance with the details thus approved. 

 

  REASON: To enhance the character and ecology of the development and the river corridor, to provide undisturbed refuges for wildlife, to promote sustainable urban drainage and to enhance the performance and efficiency of the proposed building.

 

5.  NSC - Renewable Energy and Sustainability

Full details of renewable energy provisions, including evidence of at least compliance with BREEAM’s ‘Very Good’ rating for Multi-Residential proposals with best endeavours to achieve an ‘Excellent’ rating, shall be submitted and approved in writing by the Local Planning Authority before any building works commence. The development shall not be carried out otherwise than in accordance with the details thus approved.

 

REASON: To ensure that the development achieves the level of renewable energy provision on site as proposed.

 

6.  SCT1 - Landscaping

  A landscaping scheme illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, before any work commences on site, for the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed; all landscaping in accordance with the scheme, when approved, shall be carried out within a period of twelve months from the date on which the development of the site commences or shall be carried out in the first planting (and seeding) season following completion of the development, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years, such maintenance to include the replacement of any plants that die, or are severely damaged, seriously diseased, or removed.

 

  REASON: To accord with the requirements of Section 197(a) of the Town and Country Planning Act 1990 and to provide reasonable environmental standards in the interests of the appearance of the site and area. 

 

7.  NSC - Waste

  Full details of the bin storage area, including bin sizes and locations, are to be submitted and approved in writing by the Local Planning Authority prior to the occupation/use of the proposed building.

 

  REASON: To ensure suitable storage for refuse is provided for on site.

8.  SCS5 - Waste

  Except on day(s) of collection, all refuse and waste shall be stored in sealed containers in the refuse area shown on the plans hereby approved.

 

  REASON: To ensure refuse is not left in the street in the interests of visual amenity and to reduce the likelihood of infestation. 

 

9.  SCH10 - Cycle spaces

  Provision for 5 cycles within a covered and secure facility. Details of which are to be submitted to an approved by the Local Planning Authority, in writing, before the commencement of works on site, and subsequently installed in a satisfactory manner, before the development is first occupied/use commences.

 

REASON: To ensure that a reasonable provision is made within the site for the parking of cycles in the interest of relieving congestion in surrounding streets and improving highway conditions in general.

 

10.  NSC - Wheel washing facilities

  Wheel washing or other cleaning facilities for vehicles leaving the site during construction works shall be installed in accordance with details approved by the Local Planning Authority prior to the commencement of works on site.

 

  REASON: In the interest of highway safety.

 

11.  NSC – Highway Works

  No construction shall commence until such time as the applicant has entered into a legal agreement with the Council pursuant to s278 Highways Act 1980 substantially in the format appended at Second Schedule to cover all costs related to consequential highway junction and pavement works.

 

12.  NSC – Secure by Design

Full details of the access arrangements, gates, doors and security measures for the bin store, sub station and all pedestrian access points to the site from Mare Street are to be submitted and approved in writing by the Local Planning Authority prior to the commencement of the development.

 

  REASON: To ensure suitable security measures are provided for on site.

 

13.  …? – Service Equipment

  Any extract system and other service equipment (air conditioning, etc) must be so positioned, designed and acoustically insulated so as not to cause noise and vibration disturbance or affect the amenity of nearby residents.  This equipment shall be designed to operate at a level of 10dB (A) below the background noise level (to be determined) to render inaudible whilst operating.

 

14.  Mechanical ventilation must discharge at least 1 metre above eaves and be vertical towards the sky with no restriction to the final opening, such as a plate, cap or cowl.

 

REASONS FOR APPROVAL

 

The following policies contained in the Hackney Unitary Development Plan 1995 are relevant to the approved development/use and were considered by this Council in reaching the decision to grant planning permission:

EQ1  - Development Requirements

H03  - Other sites for housing

H017 – Residential Accommodation for Care

TR19  - Planning Standards

 

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.8  Soundproofing

SI.19  Health, Safety and Welfare at Work

SI.24   Naming and Numbering

SI.25   Disabled Person’s Provisions

SI.27   Fire Precautions Act 1971

SI.28   Refuse Storage and Disposal Arrangements

SI.32   Consultations with TWU

 

  DURING DEMOLITION, CONSTRUCTION & RENOVATION:

 

1.  All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Council, shall be carried out only between the hours of 08.00 and 18.00 Mondays to Fridays and between the hours of 08.00 and 13.00 on   Saturdays and at no time on Sundays and Bank Holidays.

 

Persons who intend to carry out works may apply to the Local Authority for ‘Prior consent for work on construction sites under Section 61 of the Control of Pollution Act 1974'.

 

2.  The contractor(s) shall comply generally with BS 5228:1997

 

3.  At all times the Contractor shall ensure that the best practical means as defined in   Section 72 of the Control of Pollution Act 1974 are employed to minimise noise and shall have regard to the relevant provisions of BS 5228; 1975 “Code of Practice for noise control on construction and demolition sites”.

 

4.  The Contractor’s attention is drawn to Advisory Leaflet No. 72 issued by the Property Services Agency, Department of the Environment, entitled “Noise Control on Building Sites” (available from HMSO).

 

5.  The rules under Part III of the Control of Pollution Act 1974 are relative to this site.

 

NUISANCE:

 

6.  The Contractor is to take all reasonable precautions to prevent nuisance such as from smoke, dust, rubbish, vermin and other causes.  In particular the Contractor is to dampen down excavations through concrete road, pavement and the like to reduce dust escape.