MYTON

00015233R

Land At The Corner Of, Alfred Gelder Street And High Street,

Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum.

Weth

SUMMARY

- Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum. - Objections received. - Recommended for conditional approval. Subject to flood risk issues being resolved

SITE

The site lies within the Old Town Conservation Area and consists of an open piece of land that is currently used as car parking with access off Blaides Staithe. The site is bounded on the western and southern side by railings with planting to the rear. To the east lies the and to the north on the other side of Blaides Staithe is , a Grade II* 3 storey listed building with service yard to east also accessed of Blaides Staithe. This building is approx. 12.6m (41' 4'') high to ridge and 10.8m (35' 5'') high to parapet.

On the southern side of High Street is a terrace of 3 storey houses. To the south east of the site is Bridge. To the south on the other side of Alfred Gelder Street is Phoenix House, a 5 storey building approximately 14m (46') to eaves high apartment building.

PROPOSAL

Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum.

The proposal involves the erection of a multi level building of a maximum of 5 storeys, including 2 duplex apartments. The building would be arranged in a courtyard form with access off Blaides Staithe serving an 11 space car park in the court yard. The service yard also provides cycle parking, motor cycle parking and bin stores.

The Staithe elevation would consist of 3 forms of elevation ranging from 15.8m (52’) at the riverside and then an approx. 10.5m (34’ 6’’) high brick wall with gated access to the courtyard area, there would also be a 12.5m (41’) high element that also faces High Street.

The High Street elevation would mainly have 3 storeys with some windows at the fourth floor level and a fifth floor dome element that sits on the corner of Alfred Gelder Street and High Street. The predominant height at this elevation would be 12.5m (41’) and would tie in with the height of the neighbouring Blaydes House.

The Alfred Gelder Street elevation would consist of a mix of elevational treatments and heights ranging from 11.6m (38’) (four storey) to 19.5m (64’) (five storey). This elevation would feature a dome at the corner of Alfred Gelder Street and High Street and a steep pitched roof feature at the eastern end (which is similar to the river frontage treatment).

The River Hull elevation would consist of a 5 and 4 storey frontage with two steep pitched gable features, of two sizes but the same in appearance, 21.1m(69') high. This would be the tallest part of the site.

The roof form proposed would be a mixture of slate, single ply membrane, clay pantile roof, and merlin grey standing seam roof (sample provided). The main building material would be red brick work. The windows would be grey coloured aluminium framed with some balconies.

There would be 64 apartments with a mixture of 1, 2 and 3 bedrooms and 2 being duplex. The main pedestrian access points for the building would be from the corner of Alfred Gelder Street and High Street, from a side entrance from Blaides Staithe and from within the car park area. 10 Solar panels are proposed on part of the roof. A ramped link is proposed to the river walkway.

PLANNING HISTORY

00015233Q - 02.02.2005 - Erection of building to form 100 flats, with 40 parking spaces, in three blocks; High Street-5 floors including basement parking: Alfred Gelder Street: 8 floors including basement parking: and River Hull frontage-9 floors including basement parking. – Refused

00015233P - 09.09.2004 - Erection of a 9 storey residential apartment block (with 100 apartments) with associated parking at semi-basement level with access off Blaides Staithe – Refused

Plus others

Land to the north

00018066E - Erection of a 4 and 5 storey residential apartment block (with 33 apartments) and associated parking with access off High Street. – Approved with Conditions 01.02.2006

REPRESENTATIONS

14 Objections (including one from the Phoenix House Management Company) have been received raising the following issues: -

1. There is enough new housing in the area, The Boom and Clarence Mill development will add to this supply. 2. Not enough parking is proposed, it has reduced since the last application, is this wise? 3. The car parking spaces may be sublet, worsening the problem. 4. On-street parking will increase, depriving existing residents of spaces. 5. The arched access to the car park would not allow for larger vehicles such as removal vans, fire engines etc. 6. There is no clear space for motorcycle and cycle parking. 7. What is the city centre parking strategy? 8. Facilities for waste and recycling are unclear. 9. Is the drainage adequate? 10. The tops of the buildings display a lack of cohesion. 11. The details of the river walkway are ambiguous, would it be private or public? 12. Traffic congestion would increase. 13. Where would the existing parking be displaced to? 14. The proposed development is too large for the site. 15. Any construction working hours should be considerate to neighbours. 16. TV interference could occur. 17. The site surrounding Blaydes House should be retained to enable an expansion of the activities of the Maritime Studies Trust (based in Blaydes House), for the benefit of the public. 18. The design proposals pay no regard to the feel of the river frontage, the intimate scale of the High Street and the setting of Blaydes House. 19. The proposal would adversely affect the setting of the grade II* listed Blaydes House and the views of the building. The proposed building would project forward of Blaydes House and thus block the views. 20. The proposal is contrary to the East Bank Draft Supplementary guidance since there is a 5 storey element on the corner of High Street which is higher than the 3-4 storeys recommend on this street. The taller elements elsewhere would also impact on High Street. 21. Damage to Blaydes House during construction is also a concern. 22. Loss of value would occur. 23. The proposal is too high and would harm the character of the Old Town Conservation Area.

Councillor Rilba Jones - If planning permission is granted S106 money should be spent on Blaydes House.

English Heritage - Do not wish to comment in detail. EH have had discussions in the past with the applicant about this scheme and are satisfied that the current submission addresses that earlier concerns. The use of traditional detailing and fenestration is critical and should be controlled.

Highways - Seek further information before commenting in detail. They raise the issue of constrained vehicle access off Blaides Staithe.

The applicants have been advised of this matter and have submitted further information/revised details for further discussion/comments. This matter will be reported to the Planning Committee.

Humber Archaeological Partnership - Significant archeological remains are present on the site and an evaluation has taken place. Subject to mitigation no objections.

Environment Agency - Object - The Sequential Test and Exception Test outlined in Planning Policy Statement (PPS) 25 have not been clearly demonstrated. The FRA submitted is unacceptable

- The applicants have been advised of this matter and have submitted revised details, which have been be passed onto the Environment Agency and will also be reported to the Planning Committee.

Conservation Area Advisory Committee - No objections but suggest there is not enough car parking

Hull Civic Society -

Georgian Society for East Yorkshire - Broadly supports the application which is a great advance on previous submissions.

There is a concern that the setting of Blaydes House and in particular views from the eyrie could be lost.

The details on the High Street frontage are mainly imitation doors etc. They would not match the finer detail of Blaydes House. The windows should be of traditional material in a traditional form that would match Blaydes House rather than modern materials and similar form. Dormer windows would be preferable to the patent glazing system shown.

Chimney stacks should be incorporated; they may also assist in air extraction routes.

The proposed dome is welcomed, but should be constructed in good quality materials.

The steep roof pitches should work satisfactorily.

Environmental Heath (Pollution) - No objections subject to conditions.

Yorkshire Water -

East Riding of Yorkshire Council -

APPLICANTS CASE

The applicant has supplied supporting information in the following forms: -

1. A Flood Risk Assessment 2. A Design Development Brochure

This addresses the following: - a) Background (Introduction) including pre-application discussions documents. b) History of the project c) Brief description of the project. d) Photo montages e) Illustrations:- Approaches to the site, walkway, view points to and from the site, sun path, site analysis of existing structure in surrounding area, key view photographs, site plan, existing site sections, development brief analysis, response to development brief, framed views, general massing, contextual photographs, traditional contemporary comparisons, mass study, cross sectional analysis, proposed site sections, key view massing analysis, interpretation of analysis, city centre master plan aspirations, and environment agency response to discussions. 3. Archaeology Planning Statement 4. Design and Access Statement 5. Sustainability Statement a) The design incorporates disabled access and incorporates Secure by Design principles. b) Sustainable drainage can be assessed at the detail design stage. c) Sustainable building methods will be used where possible. d) Solar panels are proposed as part of a sustainable energy strategy. 6. Pre-application meetings notes 7. The applicant has also provided an updated Flood Risk Assessment. 8. The applicant has responded to highways comments regarding the access.

PLANNING FRAMEWORK

Regional Spatial Strategy

H2 - Sequential approach to allocation of housing land.

DS1 - Hull and adjoining settlements as sub-regional development focus

Joint Structure Plan (adopted July 2005)

DS5 - Development core principles.

DS6 - infrastructure provision requirement.

EC1 - Strategic focus for employment development.

T7 - encourage walking and cycling.

NAT2 - site selection/layout/building design in developmed floodplains

H2 - efficient use and reuse of land and buildings in urban areas with 70% minimum of all new dwellings on such land in Hull.

H5 - High density housing development encouraged if public transport and other services are accessible, and should achieve a high standard of design

H6 - housing mix to meet community needs to be serviced by local services and facilities.

SP1 - protect and enhance character and distinctiveness of settlements.

SP2 - Maintain and strengthen vitality and viability of city centre.

SP5 - High standard of design in development proposals.

ENV6 - Protect and enhance the setting, character or appearance of strategic built and historic assets.

Env7 - Historic Assets.

Local Plan -

G2 - Allow development subject to location and detailed considerations being acceptable.

G4 - Compatible with predominant land use.

G5 - Use Planning Obligations if appropriate.

UR1 - Encourage urban regeneration.

UR2 - Regeneration Priority Areas.

NE3 - Urban Greenspace - (i) overriding justification, (ii) equivalent community benefit.

NE5 - Support new Urban Greenspace.

NE6 - Standards for Urban Greenspace and children's playspace.

BE1 - Seek high standards of design.

BE3 - Quality of housing developments.

BE6 - Good landscaping required.

BE10 - Access for the impaired.

BE18 - Have special regard to Conservation Areas.

BE19 - Allow C.A. development if it preserves or enhances.

BE21 - Allow development in vicinity of a C.A. which does not detract from its character or appearance.

BE28 - Avoid adverse effects on setting of Listed Building.

BE31 - Preserve archaeological monuments. Development not allowed if adverse effect on: (i) scheduled monuments, (ii) remains within area of archaeological interest, (iii) other important remains.

BE32 - (a) Require assessments for known sites of remains, (b) Use assessments to apply BE31, BE33, and BE34.

BE33 - Development affecting important remain will: (i) preserve remains in situ, (ii) minimise impact on remains.

BE34 - Loss of remains requires: (i) recording the remains, (ii) publishing the results.

M2 - (a) Allow development which minimises travel. (b) Encourage facilities locally. (c) Allow major development in public transport corridors or City Centre. (d) Allow housing where public transport good. (e) Mixed use development encouraged near transport centres, corridors or city centre. (f) Allow freight movements near rail, water or primary route.

M27 - T.I.A. required for significant development.

M29 - (a) Development allowed if access, servicing and parking satisfactory. (b) Traffic generation and road safety must be acceptable.

M31 - (a) parking and servicing for City Centre non-housing. (b) Housing in City Centre to meet standards in table M1.

H1 - Allow housing subject to detailed considerations.

CC1 - Development within City Centre allowed subject to details.

CC7 - Housing development within City Centre supported if: (i) satisfactory standard of development and amenity. (ii) will not prejudice future nearby non-housing uses.

CC18 - Operational parking and servicing space to be provided in new city centre non-housing development.

CC29 - River Hull corridor Area of Potential Change development criteria.

OTHER MATERIAL CONSIDERATIONS

Supplementary Planning Guidance Notes (SPG’s)

SPG 4 - Housing Design

SPG 16 - Designing a car park

City Centre Area Action Plan - East Bank and Blaydes Dock Strategic Development Area

CCAAP34 - achieves, or does not pose a risk to achieving, the strategy for the comprehensive redevelopment of the SDA area; b. delivers the objectives set for the East Bank and Blaydes Dock; c. complies with the guidance set out in the SPDs for East Bank and Blaydes Dock, the City Centre Built Form Design Guidance and the City Centre Public Realm. The guidance highlights this as a site for a local landmark building of up to 5 storeys PPS1 - Delivering Sustainable Development PPG15 - Planning and the Historic Environment PPG16: Archaeology and Planning The Old Town Conservation Area Character Appraisals PPS6 - Planning for Town Centres PPS25 - Development and Flood Risk

PLANNING APPRAISAL

BACKGROUND

2 Larger schemes for this site were refused in 2004 and 2005; these were for 9 storey buildings for 100 apartments.

PRINCIPLE OF THE DEVELOPMENT

The City Centre Area Action Plan and accompanying guidance echoes the Local Plan (policies UR1, UR2 and CC29) in encouraging the redevelopment of this area. The site falls within the East Bank and Blaydes Dock Strategic Development Area.

Given the aspirations and scale of the scheme and its prominent location, within the Old Town Conservation Area and adjacent to a Grade II* Listed building it is accepted that the proposed building should be of high design standard, therefore this is a crucial issue.

DESIGN

The frontages would consist of between 3 and 5 storeys and be constructed of brick. The highest point would face the river and would consist of a steep roofed feature that is also echoed (on a slightly lower level) on the High Street frontage. There would be a focal point of a domed 5 storey feature on the corner of High Street and Alfred Gelder Street.

The overall height and mass of the development is considered appropriate. It will rise above the predominant scale of built form in the immediate surrounding Old Town area, but it would be at its highest on the River side, which is considered suitable for a building of this scale.

It is considered that the urban design principles set out for the development of this site in the past which highlight the need for strong corner treatment and restrained heights has been complied with, a view that has been echoed by English Heritage and other bodies such as the Georgian Society.

The building has been broken down into elements that create a courtyard form of development, with access off Blaides Staithe. This form of development can be found elsewhere in the area and is supported by the design context statement and many of the representations.

ROOF MATERIALS

Concern has been expressed over the roof materials. The applicant has responded to this by changing the colour of the standing seam roof proposed over the pitched 5 storey elements to Merlin Grey and has submitted a sample. Officers are of the opinion that this form of roof treatment is not acceptable, this is due to the extent of roof slope [and therefore its prominence], the site is within a Conservation Area, and the site lies adjacent to a grade II * Listed building. A more traditional roof material would be characteristic to the area and would not harm the character of the Old Town Conservation Area. It is considered that alteration to the design to make the scheme acceptable can be secured by condition.

RELATIONSHIP TO OTHER BUILDINGS AND STRUCTURES: -

Blaydes House:-

As highlighted above this site is flanked on northern side by this 3 Storey Grade II* Listed Building. This side of the site at High Street matches the height of Blaydes House and also follows the eaves and window heights. Whilst the building would project forward of Blaydes House this is not considered to be likely to lead to an adverse impact on its setting.

River Hull frontage

The character and scale of built form, generally in the range of 4 and 5 storeys, and the mix of gable ends and hipped roofs are particularly evident in this area. This proposal ties in with this character.

Alfred Gelder Street Frontage

Phoenix House is a large 5 storey warehouse style building that is currently the most sizeable and dominant in the area. The view from Alfred Gelder Street would be the main one of the proposed development when approaching from the west. It is considered that the 5 storey scale would compliment the Drypool Bridge structure and Phoenix House it would appear in keeping with surrounding scale of the built form.

The proposed development would result in overlooking and loss of privacy to the occupants of those properties. The degree of impact is not considered to be so great as to warrant refusal, it is likely that residential development on this site in most forms would have a similar impact and Alfred Gelder Street is relatively wide which offsets much of the impact.

High Street Frontage

There are three storey properties on the western side of the road. The proposed development would result in overlooking, loss of privacy and overshadowing to the occupants of those properties. The degree of impact is not considered to be so great as to warrant refusal, it is likely that residential development on this site in most forms would have a similar impact and whilst High Street is relatively narrow the distances between the properties is considered acceptable.

RIVER WALKWAY

The application does include a walkway within its site and an access to it from Alfred Gelder Street. The walkway within the site would be 2.5m (8’3’’) but this does not directly adjoin the river wall which lies a further 5.4m (17’ 9’’) away, therefore in total there is at least 7.9m (26’) space between this building and the river. The strip immediately adjacent to the river does not form part of this application site but would be capable of upgrading to provide a wider walkway in conjunction with the application site walkway, this width should also satisfy the Environment Agency who require 8m (26’ 3’’) for maintenance purposes. The provision of a walkway (within the site that might at some future date link to enhancements on the riverside) and public access to it from north and south should be conditioned in any approval and accords with the advice in the City Centre Area Action Plan.

CONSERVATION AREA

The site lies within the Old Town Conservation area. As can be seen from above the size and design of the proposed development is considered likely to enhance the character and appearance of the Conservation Area.

TRAFFIC/PARKING/ACCESS

A Traffic Assessment is not considered necessary since the site is currently used as a car park and only 11 spaces would be provided. Cycle and motorcycle parking are indicated, further details should be secured through condition.

Access off Blaides Staithe is considered acceptable; there are existing accesses off this point.

Given the City centre location, where parking requirements are more relaxed, the proposal is considered to have a suitable level of parking provision. More parking would be desirable and would address some of the concerns of the local residents, however parking requirements should not be allowed to dictate good design.

OPEN SPACE/PUBLIC DOMAIN

Local Plan policy NE6 that requires Urban Greenspace and children's play space to be provided. Given the size of the site there is no scope for provision on-site and therefore it must either be provided elsewhere in the vicinity. In this circumstance a legal agreement under section 106 of the Town and Country Planning Act 1990 seeking a financial contribution equal to the cost of the Urban Greenspace and children's play space would normally be required. The contribution would be used to upgrade open space or play provision in the vicinity. The legal agreement can be secured through the use of a planning condition.

The City Centre Action Plan also identifies the need to make contributions to public realm, this could also be secured by the section 106 contributions. The S106 agreement should be worded to enable the contribution to other public realm projects (for example the adjoining riverside), although the value of the contribution should be levied on the approved open space calculations and not include additional contributions, in the interests of transparency.

WASTE

Space for recycling bins and provision of a community recycling area either on or off site should be secured by condition. This can be addressed through a condition and as part of the legal agreement.

FLOOD RISK

This area is identified as High Risk by the Environment Agency. PPS 25 adopts a risk - based approach to development in areas susceptible to flooding, and constitutes a material consideration which may supersede policies in existing development plans where they have not been reviewed to reflect its content.

Guidance contained in the PPS requires the applicant to provide evidence to enable the local planning authority to carry out sequential and exceptions tests. The sequential test is a tool designed for determining the suitability of land for development, with the aim of steering new development to areas at the lowest probability of flooding. Annex D to the PPS requires development to be directed towards Flood Zone I (low probability of flooding). Where there are no reasonably available sites in Flood Zone I, the vulnerability of the development should be considered in identifying locations in Flood Zone 2 (medium probability of flooding), and then where necessary in Flood Zone 3 (3a, high probability of flooding; 3b functional flood plan). Most of Hull falls within flood zone 3a, and therefore has a high probability of flooding. Within each zone, new development should be directed first to sites at the lowest probability of flooding and the flood vulnerability of the intended use matched to the flood risk of the site.

The practice guide companion to the PPS states that it is the developer’s responsibility to assemble the relevant evidence for their site to allow the LPA to do this. As the site is located within the high risk flood zone 3, and within the highest risk area of that zone, the local planning authority and the Environment Agency need to be satisfied that no alternative sites are available elsewhere in lower risk zones. In this instance no evidence has been submitted by the developer to demonstrate that appropriate sites for the proposed development do not exist elsewhere in lower risk areas of the city, and it is therefore considered that this proposal fails the sequential test. However, this site is within a Strategic Development Area where development of this type is promoted.

The exceptions test is applied after the sequential test. If other sites in lower risk areas are available it may nevertheless be possible to justify development of a site using the tests in the exceptions test. Similarly, even where it has been demonstrated that there are no more sequentially preferable sites, the exceptions test still has to be carried out as the site being in zone 3a, is still at risk from flooding. The exceptions test is in 3 parts. It must be demonstrated that a) there are overriding sustainability benefits to the development; b) that it is on brownfield land (including gardens); and c) that it is possible to minimise the effects of flooding on the site. All 3 parts must be passed to render the site acceptable in flood risk terms.

As has been stated above, it is considered that this proposal fails the sequential test. Notwithstanding this fact when applying the exceptions test to this site on the known facts, it is considered that the proposal would in all likelihood pass part a) of the exceptions test, as it is considered that the development of this site, falling within a Strategic Development Area, would deliver wider sustainability benefits to the community that outweigh flood risk. The site passes part b), it is brownfield land, and it would be possible to minimise the effects of flooding on the site, details could be secured by condition.

A flood risk assessment has been submitted. A revised Flood Risk Assessment has also been submitted. Revised comments from the Environment Agency are awaited following an initial objection. It is anticipated that the objections can be overcome by the submission of clearer information, only once this objection has been lifted should a decision be issued.

If the Council are minded to approve this application against the Environment Agency advice it must be referred to them and then it may be referred to the SOS if agreement cannot be reached on the flood risk issue.

If this application is minded for approval it is recommended that the decision be delegated pending this issue being resolved.

TV INTERFERENCE

This matter can be addressed by condition.

CONCLUSION

This site has been highlighted as being appropriate for residential development and exceptionally the Council drew up an Urban Design Principles document to guide the form of development. The previous two 9 storey schemes were considered contrary to this advice, this scheme is considered to accord with this advice, subject to conditions and satisfactory resolution of the Flood Risk issue.

RECOMMENDATION

A) That the application be delegated for approval to the Planning Development Manager subject to the flood risk issues being resolved, for the following reason: -

1) The proposed residential development would have an acceptable effect on the surrounding area, the amenities of neighbouring occupiers, the character and appearance of the Old Town Conservation Area, and the setting of the neighbouring Listed Building and would comply with policies H2 and DS1 of the Regional Spatial Strategy, policies SP5 and ENV7 of the Joint Structure Plan and policies BE1, BE3, BE18, BE19 and BE28 of the Local Plan.

B. and subject to the following conditions: -

1 The development hereby approved shall be carried out in accordance with the terms of the submitted application and as shown on Drawing Nos. 3590W/03/150 Rev A, 3590W/03/151 Rev A, 3590W/03/152 Rev A, 3590W/03/153 Rev A, 3590W/03/154 Rev A, 3590W/03/155 Rev A, 3590W/03/156, 3590W/03/157, 3590W/03/158 Rev A, 3590W/03/159 Rev A, 3590W/03/160 Rev A, 3590W/03/161 Rev A, Flood risk Assessment received 3/9/07, Sustainability Statement received 3/9/07, Design and Access Statement received 3/9/07, Design development brochure received 3/9/07,Plannign Statement Archaeology received 3/9/07, Site location plan 3590W/03/149 Rev A except where:

(i) amended by other conditions of this permission, or (ii) subsequently otherwise approved in writing by the Local Planning Authority,

(to define the terms of the permission and in accordance with policy G2 of the Local Plan).

2 DET2Atime limit - 3 years

3 DES1(Samples of materials)

4 The pitched roof 5 storey elements of the development hereby approved shall be roofed with materials more compatible with Conservation Area, such as slate proposed elsewhere on the development, details of which shall be submitted in writing to the Local Planning Authority approval before development commences and the development shall be completed in accordance with these approved details (to ensure an acceptable quality of design and to ensure that the proposed development is constructed in a way that would not harm the character and appearance of the Old Town Conservation Area in accordance with Joint Structure Plan policy ENV7 and Local Plan polices BE1 and BE21).

5 Before the 20th residential unit is occupied the riverside walkway that forms part of the eastern boundary of the site shall be available for public use, including access to the north and south, and shall be surfaced in accordance with details approved in writing by the Local Planning Authority (to ensure the provision of public access to the riverside in accordance with City Centre Area Action Plan guidance and Local Plan policy H1).

6 FLOOD3(Flood Risk - 5m)

7 DES3(Surfacing materials)

8 DES5(Scale Plans)

9 The building(s) hereby approved shall not be occupied until a means of vehicular access has been constructed in accordance with the approved plans (in the interests of amenity and public safety and to comply with policy M29 of the Local Plan).

10 The building(s) hereby approved shall not be occupied until a vehicle parking area has been provided in accordance with the approved plans. The vehicle parking area shall be retained in its entirety for such use (in the interests of amenity and public safety and to comply with policies M29 and BE1 of the Local Plan).

11 The building(s) hereby approved shall not be occupied until cycle parking facilities have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall subsequently be retained in its entirety for such use (in order to ensure adequate provision for cyclists and to comply with policies M33 and BE1 of the Local Plan).

12 The building(s) hereby approved shall not be occupied until parking facilities for motor cycles, mopeds and scooters have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The parking facilities shall subsequently be retained in their entirety for such use (in order to ensure adequate provision for motor cyclists and to comply with policies M19, M29 and BE1 of the Local Plan).

13 In accordance with the approved plans provision shall be made and retained within the site at all times for the parking, loading and unloading of vehicles and for vehicles to turn so that they may enter and leave the site in forward gear (in the interests of public safety and to comply with policies M29 and BE1 of the Local Plan).

14 i) No development shall take place until a landscaping scheme with full details of both hard and soft landscape works has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the species, size at planting, numbers, densities, location of new planting, an implementation programme and proposed finished levels or contours. ii) The building(s) hereby approved shall not be occupied until the hard landscaping works have been carried out in accordance with the approved details. All planting, seeding or turfing comprised in the approved details of the landscaping shall be carried out in the first planting season following the commencement of the development unless an alternative phasing scheme has been approved by the Local Planning Authority. Any trees or plants which die, are removed or become seriously damaged or diseased within a period of 5 years from the implementation of the landscaping scheme, shall be replaced in the next planting season with others of similar size and species, (in the interests of environmental improvement and to comply with policies BE1 and BE6 of the Local Plan).

15 Details of equipment to control the emission of fumes, including the location and design of any external pipe or flue, shall be submitted to and approved in writing by the Local Planning Authority. The approved equipment shall be installed before the use commences and thereafter retained and operated in accordance with the manufacturer's specifications/instructions (in the interests of amenity and to comply with policy H1 of the Local Plan).

16 The proposed development shall not be brought into use until the redundant vehicular accesses have been reinstated back to footway in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority (in order to ensure safe pedestrian movements in accordance with policies M29 and BE1 of the Local Plan)

17 Details of construction methods (including the methods of piling), working times and measures to minimise the emission of noise from the site shall be submitted to and approved in writing by the Local Planning Authority before construction commences (in the interests of amenity and to comply with Local Plan policies ME2 and BE1).

18 NOISE1(Sound Attenuation Scheme)

19 A litter bin shall be provided and retained on the forecourt of the premises throughout opening times (to protect the amenities of the area and to comply with policy H1 of the Local Plan).

20 ARCH1(Programme of Archaeological Works)

21 CONTA1(Contamination)

22 DRAIN1(Foul Drainage)

23 DRAIN2(Surface Water Drainage)

24 TEL3(TV/Radio Interference)

25 LA1(Legal agreement condition)

26 WASTE1(Waste Audit)

27 No development shall take place until a report identifying how the predicted C02 emissions of the development will be reduced by at least 10% through the use of on-site renewable energy equipment, has been submitted to and approved by the Local Planning Authority. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations. Unless otherwise agreed in writing by the local planning authority, the development shall then be constructed in accordance with the approved report. Before any unit is occupied, the renewable energy equipment serving that unit identified in the approved report shall have been installed and available for use. (In the interests of sustainability and to minimise the development's impact on climate change.)