Redevelopment of site to include 2 x single storey detached buildings with associated drive through for use as A3 (Restaurants and Cafes) with associated car parking, landscaping, cycle store, bin store, ancillary sub-station and alterations to existing vehicular crossover to front (involving demolition of the existing public house).
Recommendation : Approval
Minutes:
Redevelopment of site to include 2 x single storey detached buildings with associated drive through for use as A3 (Restaurants and Cafes) with associated car parking, landscaping, cycle store, bin store, ancillary substation and alterations to existing vehicular crossover to front (involving demolition of the existing public house).
In introducing the report, officers advised that the number of car parking spaces exceeded the maximum number of spaces, with some car parking spaces doubling up as areas where loading vehicles would park. A strict management regime would be operated to allow parking for no more than 2 hours at a time with the proposal for one operator to manage the site, which would enable close monitoring of delivery times and would enable them to put cones around the parking area half an hour before. It was noted that there would be three suppliers having daily regular deliveries of food in standard vans.
The Committee was asked to note the changes to the proposed hours of operation in the Addendum sheet.
The Chairman raised concerns about the potential for the electric charging points being obstructed by delivery vehicles. Officers responded that a condition had been imposed requiring the applicant to provide final details of the location electric charging points.
A Member added that the some recognition of the history of the area, such as the coaching inns (which were disappearing) should be preserved. The meeting agreed for an additional condition requiring a commemorative plaque.
A Member expressed concerns about entry into the site and enquired whether a slip road could be installed. Officers advised that Transport for London (TfL) (The highway authority for Bath Road) had examined the plans in detail and had raised no objection to entry into the site from the road.
A Member commented that the boulevard nature of the Bath Road should be respected and approval would need to be sought for any proposed advertising.
The Chairman added that the Committee could ask for any signage to be determined by the Committee.
In response to concerns raised about the lack of motor cycle designated area, officer’s advised that with the high percentage of parking provision, some of this area could be converted, and pointed out that some areas would also be designated for use by Brown Badge holders.
A member commented that opening hours of 6am would be more realistic than 8am. Officers advised that conditions 14 and 16 were imposed to ensure that residents were not affected by noise and light. The Legal Advisor directed the Committee to note the comments from Environmental Services Protection (EPU) in respect of the opening hours and the comments particularly in relation to noise, in order to safeguard the residential amenity of the occupiers and adjoining nearby properties.
The Committee attached an additional condition to ensure parking outside of hours was permitted only for staff. Officers were requested to prepare the wording in consultation with the Chairman and the Labour Lead.
The recommendation set out in the officers’ report with the additional conditions for motor cycle parking, recognition of historical nature of the site and traffic & management plan to include details of parking staff parking; additional informative regarding parking for Brown Badge Holders, amendments to changes in the Addendum sheet and Condition 16 was moved, seconded and on being put to the vote was agreed.
Resolved
1. That delegated powers be given to the Head of Planning, Trading Standards and Environmental Protection to grant planning permission, subject to the following:
a) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or Section 278 of the Highways Act 1980 (as amended) and/ or other appropriate legislation to secure:
i) The provision of a Sustainable Travel Plan and an undertaking to implement the initiatives therein.
ii) An undertaking to enter into a s278 agreement and to fund the cost of off-site highway works deemed necessary by TfL, and specifically for the cross over works on the A4 Bath Road, subject to a detailed design to be approved in writing by the Council prior to the commencement of development.
iii) A contribution of £12,500 to cover the cost of air quality monitoring and analysis made necessary by the development.
iv) A contribution towards the monitoring and management of the legal agreement of 5% of the s106 value.
b) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 Agreement and any abortive work as a result of the agreement not being completed.
c) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement.
d) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised within 6 months of the date of this committee resolution, then the application will be referred back to the Committee for determination.
e) That if the application is approved, the conditions and informatives be imposed.
Additional Conditions:
i) 'The development hereby approved shall not be commenced until details of covered motor cycle parking arrangements have been submitted to and approved in writing by the Local Planning Authority; and the development shall not be occupied until the approved arrangements have been implemented.
Reason
To ensure that adequate facilities are provided in accordance with Policies AM14, AM15 and the parking standards as set out in the adopted Hillingdon Unitary Development Plan Saved Policies (September 2007).'
ii) 'Prior to commencement of the development, a Traffic and Parking Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Traffic and Parking Management Plan shall include such details regarding staff parking arrangements, as well as measures as are necessary to ensure that the parking spaces are not used for Off Airport Parking and Waiting, any overnight parking, and how parking spaces to be utilised during loading and unloading are to be managed so these are vacant when delivery vehicles attend the site. The approved plan shall be implemented on occupation of the development and shall remain in force for the lifetime of the development’.
For the purposes of this condition, Off Airport Parking and Waiting is defined as vehicle parking or waiting at the site by persons who then go on to travel from, undertake work at or conduct business directly related to Heathrow Airport.
iii) 'Before development commences, details of a scheme for the interpretation by persons visiting the site of the historical former uses at the site including its use as a public house and coaching house, shall be submitted to and approved in writing by the Local Planning Authority. There after the historical interpretation scheme shall be implemented in accordance with the approved details and maintained for the life of the development.
Reason
To promote the historically significant former uses of the site to the public and promote the conservation and protection and enhancement of the heritage of the Borough and to accord with Planning Policy Statement 5 Planning For The Historic Environment and policy Pt 1.7 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'
Amended Conditions:
Condition 14 (in the Addendum sheet) to read:
'No persons other than staff shall be permitted to be on the premises between the hours of 12 midnight and 06.00 hours.
Reason
To ensure that the amenity of the occupiers of adjoining or nearby properties is not adversely affected in accordance with Policy OE3 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'
Condition 16 (in the officer’s report) to read:
'The premises shall not be used for delivery and the loading or unloading of goods outside the hours of [08:00] and [22:00], Monday to Friday, and between the hours of [08:00] and [18:00] on Saturdays. The premises shall not be used for delivery and the loading or unloading of goods on Sundays or Bank Holidays.
Reason
To ensure that the amenity of the occupiers of adjoining or nearby properties is not adversely affected in accordance with Policy OE3 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).'
Additional Informatives:
i) You are advised that any subsequent application for the approval of advertising will need to be determined by the planning committee.
ii) You are encouraged to ensure that a portion of car parking is prioritised for use by Brown Badge Holders.
Supporting documents:
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