Agenda item

Redevelopment of the site to provide 1 x industrial unit (2361sqm) for B1(c), B2 and B8 uses and a 80 bedroom hotel (C1 use)  with associated restaurant, bar and meeting facilities (755sqm), car parking, landscaping, lighting, plant and equipment and associated works.

Recommendation - That the delegated powers be given to the Head of Planning, Culture and Green Spaces, subject to the recommendations in the officers' report.

Redevelopment of the site to provide 1 x industrial unit (2361sqm) for B1(c), B2 and B8 uses and a 80 bedroom hotel (C1 use)  with associated restaurant, bar and meeting facilities (755sqm), car parking, landscaping, lighting, plant and equipment and associated works.

Officers introduced the report and referred members to the addendum sheet that had been circulated.

It was explained that 105 car parking spaces would be provided to service the hotel, restaurant and meeting room facilities while 22 parking spaces would be provided to serve the industrial unit. The hotel would also be provided with a dedicated taxi drop off space and both aspects of the development would be provided with both motorcycle and cycle parking spaces.

The proposal also included the reinstatement of a green landscaped area and the provision of a footpath linking Riverside Way and St John's Road to the existing footpath running to the east.  The hotel was set back within the site so that it avoided harm to the attractive off-site landscaping alongside the River Colne.

No objections were raised to the principle of the development for a commercial unit and a hotel and restaurant facility.  The view that this facility would support local businesses has been expressed strongly in the letters of support relating to the application.

In respect of car parking, it was noted that both TfL and the Council's Highways Officers have expressed the view that the level of parking proposed for the development was too high and would encourage unnecessary unsustainable trips by private car. This concern was noted, but did need to be weighed against the need to provide sufficient parking on-site to avoid parking on the surrounding roads and industrial area, concerns raised by both the applicant and local residents.  An amendment to the head of terms was made for accuracy to include a Travel Plan Bond of £20,000 for this development.

Members were informed by officers that the Wildlife Trust owned Green Belt within the application site and they were responsible for maintenance.

The recommendation for approval along with the changes outlined in the addendum was moved, seconded and on being put to the vote was agreed.

Resolved -

1.That  delegated  powers  be  given  to  the  Head  of  Planning,  Green  Spaces  and Culture to grant planning permission subject to:

A)Entering  into  an  agreement with  the  applicant  under  Section  106  of  the  Town and  Country  Planning  Act  1990  (as  amended)  and/or  S278  of  the  Highways  Act 1980 (as amended) and/or other appropriate legislation to secure:

i)Air Quality Management contribution £25,000;

ii)  Construction  Training  (financial  sum  for  workplace  coordinator  and  in-kind delivery of training scheme);

iii)  Employment  and  Training  Initiatives  end  user  phase/operators  (strategy currently being considered by Officers);

iv)  Hospitality training contributions (an in-kind scheme is currently being negotiated with the Councils Economic Development Team)

v) Green Travel Plan and Construction and Logistics Plan including Service and Delivery Plan;

vi) Highways/S278 works;

vii) Provision of a publicly accessible pedestrian footpath running along the sites southern and eastern boundary;

viii)  Financial contributions towards Tree Works within the adjoining nature reserve; £5,000;

ix)  Financial contribution towards maintenance of the footpath;  £575  per annum for a period of 10 years;

x) Energy contribution of £45,000; and

xi) Project Management and Monitoring Sum: a financial contribution equal to 5% of the total cash contribution.

B) That in respect of the application for planning permission, the applicant meets the  Councils  reasonable  costs  in  preparation  of  the  Section  106  and/or  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)If  the  Legal  Agreements  have  not  been  finalised  by  30th May  2014,  delegated authority  be  given  to  the Head  of Planning, Green Spaces  and Culture  to  refuse planning permission for the following reason:

'The applicant has failed to deliver necessary offsite highway works and to provide contributions towards the improvement of services and facilities as a consequence  of  demands  created  by  the  proposed  development  (in  respect  of employment, hospitality and construction training, air quality management, Green Travel  Plan  and  Logistics  Plan,  Highway/S278  works,  provision  of  a  publicly accessible  pedestrian  route,  tree works  and  footpath maintenance  contributions

and in-lieu  energy  contributions).  The proposals therefore conflicts  with  Policy AM2,  AM7  and  R17  of  the  adopted  Local  Plan  and  the  Councils  Planning Obligations SPG.'

E)That subject  to  the above,  the application  be  deferred  for  determination by  the Head of Planning, Green Spaces and Culture under delegated powers, subject to 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 the following conditions be imposed subject to changes negotiated by the Head of Planning, Green Spaces and Culture prior to issuing the decision.