Agenda item

Refurbishment and extension of the building to include the erection of a single-storey fourth floor roof extension and a two storey rear extension to the front part of the building and a two storey roof extension to the rear part of the building to provide retail (Use Class A1) floorspace, business floorspace, (Use Class B1 and B8) and flexible floorspace (Use Classes A2/B1/D1/D2) together with 4 no. residential dwellings (Use Class C3) and creation of roof terraces. Basement excavation to increase the depth and extent of the existing basement. Demolition of existing chimney and rebuilding and enlargement of existing tower. Alterations to front elevation including new shopfronts and associated works.

It was noted that a previous application had gone to appeal

(Planning application number: P2019/2563/FUL)

In the discussion the following points were made:

• The Planning Officer informed members that this was a resubmission following an application that was refused in January 2018 and was subsequently dismissed on appeal in February 2018.
• Members were advised that condition 22 had been included in the planning permission which removes the additional windows from the rear of the site.
• The Planning Officer informed the meeting that the proposed extensions, alterations and additions to the existing building would result in improvements to its overall appearance.
• With regards the appeal decision, the Planning officer reminded the meeting, that the latest scheme proposes the same built form as the appeal scheme, however the 5 single aspect residential units have been removed and are replaced with B1 office floorspace.
• The Planning Officer informed the meeting that the scheme has addressed the sole reason for the dismissal of the appeal through the removal of the proposed single aspect residential units at fourth floor level which have been replaced with additional B1 floorspace, whilst the built form matches the appeal scheme.
• In response to concern as noted in the report that only £9881 was being paid by the applicant when the contribution as stated in Council policy, it should be a contribution of £200000, the Planning Officer stated that the Council’s Viability Team had reviewed the independent viability appraisal, and agreed with its conclusions that the scheme is not able to provide the full contribution towards off site affordable housing, and therefore in this instance a contribution towards off site provision of affordable housing via a S106 agreement would be the most appropriate response.
• In addition, the Planning Officer highlighted the conclusion of the Independent viability appraisal which stated that the scheme could only support the provision of 80 sq. metres of floorspace for a period of 5 years rather than the required 10 years, as required by the policy. The scheme had been tested through the viability appraisal, and as a result this provision is not considered to be in conflict with the aims of the policy.
• In response to a question about the A1 use, the applicant assured the committee that the specialist retail area would be protected in relation to the new provision.
• The Planning Officer informed the meeting that the application secures on site Affordable workspace, affordable housing contribution, façade enhancements such as new shopfronts and the reinstatement of the tower which aims to improve the appearance of the locally listed building. This is to secured by planning obligation.
• The Planning Officer reminded members that the planning benefits from the scheme offset the minor net loss of retail floorspace which is restricted by the site’s constraints and improvements to access and common spaces, and the minimal impacts on daylight, limited to a small number of neighbouring residential properties.
• Members welcomed the retention of the A1 use at ground floor with improvements to layouts, access and frontages. 

Councillor Klute proposed a motion to grant planning permission  recommendations. This was seconded by Councillor Kay and carried.

RESOLVED:

That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations at this meeting, planning permission be granted subject to the conditions and informatives set out in Appendix 1 of the officer report and conditional upon the prior completion of a Section 106 agreement of the Town and Country Planning Act 1990 securing the heads of terms as set out in Appendix 1