Agenda item

Alterations and extensions to existing store consisting of an additional 5,059 sq.m (gea) two storey extension accommodating retail floorspace, café and children’s learning unit; alterations and reconfiguration of access and car parking including the creation of a car parking deck; ancillary plant, equipment and associated landscaping.

Recommendation : Approval, subject to a S106 agreement.

Alterations and extensions to existing store consisting of an additional 5,059 sq.m (GEA) two storey extension accommodating retail floorspace, café and children's learning unit; alterations and re-configuration of access and car parking including the creation of a car parking deck; ancillary plant, equipment and associated landscaping.

Officers introduced the report and set out the changes on the addendum sheet.  Officers advised the committee that a further condition should be added to require that the Belmont Road entrance should not be used between the hours of 11 p.m. and 7 a.m.   If the committee agreed to this additional condition the wording to be agreed by the Chairman and Labour Lead.  The committee agreed to the additional condition being added.

In accordance with the Council’s constitution a representative of the petitioners in support of the application addressed the meeting and made the following points:-

• This project had been worked on with officer’s for 12 months at a pre application stage and during the planning process.
• The scheme had been changed considerably and had overcome previous concerns.
• Consultation had been undertaken with a number of interested groups with 86% in support of the proposal.
• There had been a long engagement with stakeholders with individual meetings and workshops being held.
• Discussions had also taken place with Hermitage School who were supportive of the application.
• There would be a dedicated wide pedestrian access, which was segregated from vehicle traffic.
• There would be a new pedestrian access for pedestrians from Belmont Road.
• There was to be a top up English and Maths tuition centre provided for 5 – 15 year old before and after school and at weekends.  This was a project that was being introduced across many stores in the country.
• This was a popular store, which needed investment.
• If the application was approved work would start in March 2012.

The committee asked for clarification of the parking being provided and whether the travellator would be suitable for disabled people to use.

Officers advised the committee that the parking that was being provided met the current parking standards.  In relation to the disabled access there were a number of lifts on site and the access panel and access officer had been consulted on the application.

A member raised concerns in relation to the back up of traffic that currently occurs on York Road and how this was to be addressed.  Clarification was also sought to whether there was a drop up and pick up point for mini-buses and coaches. 

Officers informed the committee in regard to the backing up of traffic on York Road this could be dealt with by a car park management plan condition.   It was suggested and agreed by the committee that an additional condition be added on a Car Park Management Plan.  The wording of the condition needed to be robust and agreed by the Chairman and Labour Lead.

Members also agreed that condition 22 be amended to strengthen the condition and condition 29 by deleting the words 'for customer parking'.

The recommendation with the addendum sheet and amendments agreed by the committee was moved, seconded and on being put to the vote was agreed.

Resolved –

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) A financial contribution of up to £40,000 will also be sought towards parking management/restrictions in the surrounding streets highway and pedestrian safety and improvement works subject to further studies to be funded by the applicant.

ii) A contribution in the sum of £10,000 is sought to enable off-site landscaping improvements along Belmont Road and/or within the vicinity of the site.

iii) A scheme to be submitted to and approved by the Council detailing how construction training will be provided to Hillingdon residents, or a contribution towards construction training for Hillingdon residents in the sum of £2,500 for every £1m build cost.

iv) A contribution of £14,000 towards CCTV provision.

v) A contribution in the sum of £30,000 is sought to address town centre

improvements within the vicinity of the area.

vi) A contribution of £12,500 towards the management of air quality within the vicinity of the site.

vii) 5% of total cash contributions secured towards the management and

monitoring of the resulting agreement.

viii) To undertake an Energy Assessment and carry out any alternate measures including 'allowable solutions' or off-site compensation measures identified as being necessary in the Energy Assessment.

B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 and 278 Agreements 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 and conditions of approval.

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, or any other period deemed appropriate by the Head of Planning, Consumer Protection, Sport and Green Spaces, then the application may be referred back to the Committee for determination.

E) That subject to the above, the application be deferred for determination by the Head of Planning, Consumer Protection, Sport and Green Spaces under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers with the applicant.

F) That if the application is approved, the conditions set out in the officer’s report and addendum circulated at the meting be imposed and the amended and added conditions below and any changes negotiated by the Head of Planning, Consumer Protection, Sport and Green Spaces prior to issuing the decision:

Add the following 2 conditions:

1.  Before development commences, details of security measures and arrangements to secure the upper deck of the car park (including pedestrian and vehicular access to it) when it is not in use and to ensure access for shoppers to the store between the hours of 23.00 and 07.00 is from the lower level (York Road frontage).

REASON

In pursuance of the Council's duty under section 17 of the Crime and Disorder Act 1998 to consider crime and disorder implications in exercising its planning functions; to promote the well being of the area in pursuance of the Council's powers under section 2 of the Local Government Act 2000; to reflect the guidance contained in the Council's SPG on Community Safety By Design and to ensure that the development provides a safe and secure environment in accordance with policy 7.3 of the London Plan (July 2011).

2. Prior to occupation of the development a car parking management strategy shall be submitted to and approved in writing by the Local Planning Authority which shall ensure the efficient operation of the car park, especially at peak demand periods, and specifically set out measures to prevent vehicles queuing to enter the site.  The approved strategy shall be implemented as soon as the development is brought into use and the strategy shall remain in place thereafter.  Any changes to the strategy shall be agreed in writing by the Local Planning Authority.

REASON

To ensure that the parking area is satisfactorily managed site in accordance with Policies AM3 and AM14 of the adopted Hillingdon Unitary Development Plan Saved Policies (September 2007).

Amend condition 22 as follows:

Signplates, incorporating a representation of the Universal Wheelchair Symbol, should be displayed to indicate the location of convenient facilities to meet the needs of people with disabilities.  Such signplates should identify or advertise accessible entrances to buildings, reserved parking spaces as well as pick up and drop off points for disabled persons, accessible lifts and lavatory accommodation, manageable routes through buildings and availability of additional services.  Signs for direction and location should have large characters or numerals and clearly contrast with the background colour.

REASON

To ensure that people with disabilities are aware of the location of convenient facilities in accordance with Policy AM13 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).

Amend condition 29 by deleting the words 'for customer parking'