Planning Committee

Meeting: Tuesday, 3rd November 2020 at 6.00 pm in Virtual Meeting - Microsoft Teams (a viewing link will be published on the Council’s website at least 24 hours prior to the meeting)

Membership: Cllrs. Taylor (Chair), Lewis (Vice-Chair), D. Brown, J. Brown, Dee, Derbyshire, Finnegan, Hansdot, Hyman, Lugg, Toleman and Walford Contact: Democratic and Electoral Services 01452 396126 [email protected]

AGENDA

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1. APOLOGIES

To receive any apologies for absence. 2. DECLARATIONS OF INTEREST

To receive from Members, declarations of the existence of any disclosable pecuniary, or non- pecuniary, interests and the nature of those interests in relation to any agenda item. Please see Agenda Notes. 3. MINUTES (Pages 7 - 10)

To approve as a correct record the minutes of the meeting held on the 6th October 2020. 4. LATE MATERIAL

Please note that any late material in respect of the applications detailed below will be published as a supplement on the Council’s website in the late afternoon of the day of the meeting. 5. LAND TO THE SOUTH OF RUDLOE DRIVE, KINGSWAY, QUEDGELEY, 1

GLOUCESTER - 20/00359/REM (Pages 11 - 30)

Application for Determination: -

Reserved matters application for approval of Access, Appearance, Landscaping, Layout and Scale following outline planning permission reference (17/01199/OUT), for the erection of 80 dwellings and infrastructure. Vehicular and pedestrian access to Rudloe Drive. 6. LAND AT BARNWOOD LINK ROAD, GLOUCESTER - 20/00775/REM (Pages 31 - 62)

Application for Determination: -

Approval of reserved matters ( for appearance, landscaping and layout) for the erection of a new Class B8 storage and distribution facility and associated parking (pursuant to outline planning permission ref. 18/00299/FUL).

7. 15 BARNWOOD AVENUE, GLOUCESTER, GL4 3DA - 20/00730/TPO (Pages 63 - 86)

Application for Determination: -

To fell a protected Cedar tree. 8. THE LANNET, KING EDWARDS AVENUE, GLOUCESTER - 20/00678/FUL (Pages 87 - 94)

Application for Determination: -

Refurbishment of changing rooms, including replacing flat roof with pitched, external render and provision of 2 new openings to pitch side for access. provision of container storage to side of building. 9. DELEGATED DECISIONS (Pages 95 - 108)

To consider a schedule of applications determined under delegated powers during the month of September 2020. 10. DATE OF NEXT MEETING

Tuesday, 3rd November 2020.

Jon McGinty Managing Director

Date of Publication: Monday, 26 October 2020

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NOTES

Disclosable Pecuniary Interests The duties to register, disclose and not to participate in respect of any matter in which a member has a Disclosable Pecuniary Interest are set out in Chapter 7 of the Localism Act 2011.

Disclosable pecuniary interests are defined in the Relevant Authorities (Disclosable Pecuniary Interests) Regulations 2012 as follows –

Interest Prescribed description

Employment, office, trade, Any employment, office, trade, profession or vocation carried on for profession or vocation profit or gain.

Sponsorship Any payment or provision of any other financial benefit (other than from the Council) made or provided within the previous 12 months (up to and including the date of notification of the interest) in respect of any expenses incurred by you carrying out duties as a member, or towards your election expenses. This includes any payment or financial benefit from a trade union within the meaning of the Trade Union and Labour Relations (Consolidation) Act 1992.

Contracts Any contract which is made between you, your spouse or civil partner or person with whom you are living as a spouse or civil partner (or a body in which you or they have a beneficial interest) and the Council (a) under which goods or services are to be provided or works are to be executed; and (b) which has not been fully discharged

Land Any beneficial interest in land which is within the Council’s area.

For this purpose “land” includes an easement, servitude, interest or right in or over land which does not carry with it a right for you, your spouse, civil partner or person with whom you are living as a spouse or civil partner (alone or jointly with another) to occupy the land or to receive income.

Licences Any licence (alone or jointly with others) to occupy land in the Council’s area for a month or longer.

Corporate tenancies Any tenancy where (to your knowledge) –

(a) the landlord is the Council; and (b) the tenant is a body in which you, your spouse or civil partner or a person you are living with as a spouse or civil partner has a beneficial interest

Securities Any beneficial interest in securities of a body where –

(a) that body (to your knowledge) has a place of business or land in the Council’s area and (b) either – i. The total nominal value of the securities exceeds £25,000 or one hundredth of the total issued share capital of that body; or ii. If the share capital of that body is of more than one class, the total nominal value of the shares of any one class in which you, your spouse or civil partner or person with

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whom you are living as a spouse or civil partner has a beneficial interest exceeds one hundredth of the total issued share capital of that class.

For this purpose, “securities” means shares, debentures, debenture stock, loan stock, bonds, units of a collective investment scheme within the meaning of the Financial Services and Markets Act 2000 and other securities of any description, other than money deposited with a building society.

NOTE: the requirements in respect of the registration and disclosure of Disclosable Pecuniary Interests and withdrawing from participating in respect of any matter where you have a Disclosable Pecuniary Interest apply to your interests and those of your spouse or civil partner or person with whom you are living as a spouse or civil partner where you are aware of their interest.

Access to Information Agendas and reports can be viewed on the Gloucester City Council website: www.gloucester.gov.uk and are available to view five working days prior to the meeting date.

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Copyright Notice for viewing documents via Public Access

Planning application information submitted to the Council is protected by the Copyright Acts (Section 47, 1988 Act). You may only use material which is downloaded and/or printed for consultation purposes, to compare current applications with previous schemes and to check whether developments have been completed in accordance with approved plans. Further copies must not be made without the prior permission of the copyright owner. If you link to Public Access you have acknowledged that you have read, understood and agree to the copyright and other limitations.

Gloucester City Council reserve the right to remove or not display certain planning application information for the confidentiality or other reasons.

HUMAN RIGHTS

In compiling the recommendations on the following reports we have given full consideration to all aspects of the Human Rights Act 1998 in relation to the applicant and/or the occupiers of any affected properties. In particular, regard has been had to Article 8 of the ECHR (Right to respect for private and family life, home and correspondence); Article 1 of the First Protocol (Right to the use and enjoyment of property) and the requirement to ensure that any interference with the right in this Article is both in accordance with the law and proportionate. A balance needs to be drawn between the right to develop land in accordance with planning permission and the rights under Article 8 and also Article 1 of the First Protocol of adjacent occupiers. On assessing the issues raised by the applications no particular matters, other than those referred to in the reports, warrant any different action to that recommended.

EQUALITY ACT 2010

In considering this matter, full consideration has been given to the need to comply with the Public Sector Equality Duty under the Equality Act 2010 and in particular to the obligation to not only take steps to stop discrimination, but also to the promotion of equality, including the promotion of equality of opportunity and the promotion of good relations. An equality impact assessment has been carried out and it is considered that the Council has fully complied with the legal requirements.

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This page is intentionally left blank Agenda Item 3

PLANNING COMMITTEE

MEETING : Tuesday, 6th October 2020

PRESENT : Cllrs. Taylor (Chair), Lewis (Vice-Chair), D. Brown, J. Brown, Dee, Derbyshire, Finnegan, Hansdot, Hyman, Lugg, Toleman and Walford

Officers in Attendance Business Transformation Manager (Planning) Senior Planning Officer Planning Officer Solicitor, One Legal Democratic & Electoral Services Officer

APOLOGIES : None.

15. DECLARATIONS OF INTEREST

There were no declarations of interest.

16. MINUTES

The minutes of meeting held on the 1st September 2020 were confirmed by the Chair as a correct record subject to an amendment on minute Item 11 - Land off Rea Lane (19/00068/FUL), to highlight that members raised concerns regarding the narrowness of the lane and on parking in the area.

17. LATE MATERIAL

There was no late material to circulate.

18. 82 HENRY ROAD, GLOUCESTER, GL1 3DX - 20/00080/FUL

The Senior Planning Officer presented the report, detailing an application for a change of use to 8 bed House in Multiple Occupation (HMO (sui generis)) including demolition of the existing garage and timber carport, erection of proposed single- storey rear extension and associated car parking, cycle parking and amenity space.

Page1 7 PLANNING COMMITTEE 06.10.20

This application was deferred from the September Planning Committee meeting.

Councillor Hilton addressed the Committee in opposition to the application.

The Democratic Services Officer read out a statement on behalf of a local resident in opposition to the application.

The Democratic Services Officer read out a statement on behalf of an agent of Pedersen Smith Architects in favour of the application.

The Solicitor responded to members questions concerning the amount of intensified properties in the area as follows:

- Paragraph 48 of the NPPF states that Local Planning Authorities may give weight to relevant policies in emerging plans. - There were no unresolved objections to the policy, meaning that it should be given moderate weight.

The Business Transformation Manager responded to members questions as follows:

- That the granting of the application would not necessarily set a precedent as each application must be taken on its own merits.

Members Debate

- A member raised concerns about parking in the area and indicated that she would not be supporting the application. - The Chair stated that he was in ‘two minds’ about whether to support the application. - The Vice-Chair stated that having an extra 5 parking spaces, as outlined in the application may be beneficial and that he believed on balance, that it should be granted. - A member stated that he was leaning towards not supporting the application as the benefits of extra parking were outbalanced by the drawback that there was 10.2% of intensified properties within the application area, not the 10% permitted in the Emerging City Plan. - A member stated that he believed that the extra car parking spaces canceled out the fact that the application was slightly over the 10% threshold for intensified properties for the area and that he would support the application.

Councillor David Brown moved, and Councillor Howard Hyman seconded a motion to refuse the application on the basis that the granting of the application would lead

Page 28 PLANNING COMMITTEE 06.10.20

to an increase of intensified properties, contrary to Policy A1 of the Emerging City Plan, which outweighed the benefits of an increase in amenities within the area.

RESOLVED that:- The application be refused on the basis that the granting of the application would lead to an increase of intensified properties, contrary to Policy A1 of the Emerging City Plan.

19. WORCESTER PARADE DEVELOPMENT, WORCESTER PARADE, GLOUCESTER - 19/00820/FUL

The Senior Planning Officer presented the report, detailing an application for the demolition of garages and the erection of 5 No. Affordable 1 Bed Flats with associated parking and landscaping.

Members Debate

- The Chair noted that he believed that the application cleaned up the area. - The Vice-Chair noted that he was pleased that the application would provide extra affordable housing.

The Chair moved, and the Vice-Chair seconded the Officer’s recommendation.

RESOLVED that: - Authority be delegated to the City Growth and Delivery Manager to grant planning permission, subject to conditions outlined in the report, and the completion of a Section 106 agreement to secure the five units as rented affordable housing, with preference to priority need arising in the Kingsholm and Wotton Ward.

20. 82 CALTON ROAD, GLOUCESTER, GL1 5DY - 20/00712/FUL

The Planning Officer presented a report detailing an application for a Single storey side and rear extension.

The Chair moved, and the Vice-Chair seconded the Officer’s recommendation.

RESOLVED that: - Planning permission is granted, subject to conditions outlined in the report.

21. DELEGATED DECISIONS

Page 93 PLANNING COMMITTEE 06.10.20

The schedule of applications determined under delegated powers during the months of July and August 2020 was noted.

RESOLVED that: - The schedule be noted.

22. DATE OF NEXT MEETING

Tuesday, 3rd November 2020.

Time of commencement: 6.00 pm Time of conclusion: 7.07 pm Chair

Page 104 Agenda Item 5 GLOUCESTER CITY COUNCIL - DEVELOPMENT CONTROL

Committee: Planning

Date: 3rd November 2020

Address/Location: Land To The South Of Rudloe Drive Kingsway Quedgeley Gloucester

Application No: 20/00359/REM

Ward: Kingsway

Expiry Date: 01.08.2020

Applicant: Vistry Cotswolds

Reserved matters application for approval of Access, Appearance, Landscaping, Layout and Scale following outline planning permission Proposal: reference : 17/01199/OUT , for the erection of 80 dwellings and infrastructure. Vehicular and pedestrian access to Rudloe Drive .

Report by: Ron Moss

1.Site location Appendices: 2. Site layout plan

1.0 SITE DESCRIPTION AND PROPOSAL

The application site is located to the south of Rudloe Drive and has a boundary to the south 1.1 with residential properties in Naas Lane. The northern boundary runs along the highway edge to Rudloe Drive with open, undeveloped land opposite. Adjacent to the western boundary is the recently built medical centre, while to the immediate east is a newly constructed residential development separated from the application site by a swale and footpath. The site has a fall of around 1m from the north western to the south eastern corner. The site includes trees subject to a tree preservation order, two groups of oak trees, a group of 3 Hungarian oaks and a group of 3 English oaks as well as the stand alone Walnut tree. There is also an Ash suffering from Ash dieback to the west.

1.2 The application site forms part of the wider overall former RAF Quedgeley site. The former RAF site comprises two areas of land located on the west and east side of the A38 to the south of the main urban centre of Gloucester.

Outline planning permission for the redevelopment of the site was granted by the Secretary 1.3 of State on the 26th June 2003 following a public inquiry in September and October 2001. The permission was for a mixed-use development including residential (2650 dwellings), employment uses (B1 and B8) on 20 hectares of land, two primary schools, a local centre, roads, footpaths, cycleways and public open space.

1.4 A further outline planning permission was granted by the Secretary of State for additional residential development including a primary school, roads, footpaths and cycleways, and public open space (providing an additional 650 dwellings to the total approved under the earlier outline planning permission to make an overall total of 3,300 dwellings) in 2007. A further permission was the granted under reference 13/00585/OUT to renew the outline Page 11 permission in relation to the employment land.

1.5 The land currently permitted for employment uses is located to the south western end of the wider RAF Quedgeley development site adjacent to the A38, to the rear of existing residential properties in Naas Lane, and includes the current application site.

1.6 Outline planning permission reference 17/01199/OUT for the application site area was granted on 6th September 2019 for residential development (up to 80 dwellings), associated infrastructure, ancillary facilities, open space and landscaping. Construction of vehicular and pedestrian accesses from Rudloe Drive. (All matters reserved). This outline application had an accompanying s106 Legal Agreement for the provision of a local area of play (LAP) , affordable housing and an open space contribution of £50k towards the cost of improvement of open space within the vicinity of the site .

1.7 This current application a reserved matters application for 80 dwellings and infrastructure with all matters of Appearance, Landscaping, Layout, Scale and Access for consideration.

1.8 The development would comprise of 80 dwellings that are predominantly 2 storeys in height with some 2 ½ storey dwellings proposed along Rudloe Drive and within the site. Overall, originally shown were 2 x 1 bedroom flat, 9 x 2 bedroomed flats, 34 x 3 bedroomed houses and 35 x 4 bedroomed dwellings. Of these units the affordable housing would constitute 2 x 1 bedroomed flats, 7 x 2 bedroomed flats, 6 x 3 bedroomed houses and 1 x 4 bedroomed house. The scheme has now been revised to show an overall mix of 3 x one bedroom, 8 x two bedroom, 30 x 3 bedroom and 39 x 4 bedroom , with the affordable content being 3 x one bedroom , 6 x two bedroom , 6 x three bedroom and 1 x four bedroom.

1.9 The proposal would be served from 2 access points onto Rudloe Drive. Firstly from an extension to the existing access spur to the west and secondly from an existing bell mouth constructed to serve the site from the east. The western access would serve a single roadway ending in a cul de sac , while the eastern access would serve two roadways ending in separate cul de sacs . A pedestrian routeway is then shown linking the two road systems. There are three sets of trees that the scheme would retain as focal points, two groups of three oaks and a walnut tree. A Local Area of Play (LAP) is shown in the open area by the Walnut tree. An Ash subject to dieback would be removed. It should be noted that the SuDs drainage system for this site was built an earlier date as part of the broader site drainage strategy and is located outside of the site.

2.0 RELEVANT PLANNING HISTORY

Application Proposal Decision Decision Number Date 00/00749/OUT Application for Outline Planning GOP 26.06.2003 Permission: Proposed residential development (2650 dwellings), employment development (20 hectares) and associated infrastructure, open space and community facilities. 00/00750/OUT DUPLICATE Application for Outline NDT 05.02.2001 Planning Permission: Proposed residential development (2650 dwellings), Page 12 employment development (20 hectares) and associated infrastructure, open space and community facilities. 13/00118/REM Construction of new access road off the AR 19.04.2013 Naas Lane Link Road to provide access into the proposed employment area within Framework Plan 5. 13/00585/OUT Renewal of outline planning permission for G3Y 03.11.2014 the re-development of the former RAF Quedgeley site (00/00749/OUT) granted 26th June 2003 in relation to the employment area (20 hectares) on Framework Plan 5. 16/00604/REM Construction of new access road and AR 16.01.2017 associated drainage and services, from Rudloe Drive within Framework Plan 5 (Access road 1) 17/01199/OUT Outline application for residential GOP 06.09.2019 development (up to 80 dwellings), associated infrastructure, ancillary facilities, open space and landscaping. Construction of vehicular and pedestrian accesses from Rudloe Drive. (All matters reserved) (Framework Plan 5 Area FP5) 19/01107/CON Discharge of Condition 13 (Investigation ALDIS 23.03.2020 DIT and Risk Assessment) and Condition 14 (Remediation) of Planning Permission 17/01199/OUT relating to the erection of up to 80 dwellings. 20/00045/CON Discharge of Condition 15 (remediation ALDIS 26.03.2020 DIT verification report) of outline planning permission 17/01199/OUT for the erection of up to 80 dwellings. 20/00368/OUT Residential development (up to 150 Note : Site located dwellings), associated infrastructure, directly to the north ancillary facilities, open space and of application site . landscaping. Outline application with all matters reserved. Framework Plan 5 FP5 To be determined

15/00112/REM Erection of 2 buildings for B1 (light AR 29.01.2016 industrial) & B8 (storage and distribution) use with associated access road, parking and landscaping.

19/01107/CON Discharge of Condition 13 (Investigation ALDIS 23.03.2020 DIT and Risk Assessment) and Condition 14 (Remediation) of Planning Permission 17/01199/OUT relating to the erection of up to 80 dwellings. 20/00045/CON Discharge of Condition 15 (remediation ALDIS 26.03.2020 DIT verification report) of outline planning permission 17/01199/OUT for the erection of up to 80 dwellings. Page 13

20/00366/CON Submission of Details in relation to To be determined DIT Conditions 8 - Fire Hydrants, 9 - Construction Method Statement , 10 - Future Management and Maintenance of Streets , 17 - Surface Water Disposal , 20 - Tree and Hedgerow Protection and 23 - Cotswold Beechwood recreational pressure mitigation on Planning Permission ref: 17/0119/OUT for Residential Development and Associated Infrastructure

3.0 RELEVANT PLANNING HISTORY

3.1 The following planning guidance and policies are relevant to the consideration of this application:

3.2 National guidance National Planning Policy Framework (NPPF) and Planning Practice Guidance

3.3 Development Plan Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted 11 December 2017) Relevant policies from the JCS include:

SP1 - The need for new development SP2 – Distribution of new development SD3 – Sustainable design and construction SD4 – Design requirements SD6 – Landscape SD9 – Biodiversity and geodiversity SD10 – Residential development SD11 – Housing mix and standards SD12 – Affordable housing SD14 – Health and environmental quality INF1 –Transport network INF2 – Flood risk management INF3 – Green Infrastructure INF4 – Social and community Infrastructure INF6–Infrastructure delivery INF7 – Developer contributions

3.4 City of Gloucester Local Plan (Adopted 14 September 1983) The statutory Development Plan for Gloucester includes the partially saved 1983 City of Gloucester Local Plan. Paragraph 215 of the NPPF states that ‘…due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given.’ The majority of the policies in the 1983 Local Plan are out-of- date and superseded by later planning policy including the NPPF and the Joint Core Strategy. None of the saved policies are relevant to the consideration of this application.

3.5 Emerging Development Plan

Page 14 Gloucester City Plan The Gloucester City Plan (“City Plan”) will deliver the JCS at the local level and provide policies addressing local issues and opportunities in the City. The Pre-Submission version of the Gloucester City Plan (City Plan) was approved for publication and submission at the Council meeting held on 26 September 2019. On the basis of the stage of preparation that the plan has reached, and the consistency of its policies with the NPPF, the emerging policies of the plan can be afforded limited to moderate weight in accordance with paragraph 48 of the NPPF, subject to the extent to which there are unresolved objections to each individual policy (the less significant the unresolved objections, the greater the weight that may be given). Relevant policies from the emerging Gloucester City Plan include: A1 – Effective and efficient use of land and buildings A2 – Affordable housing A6 – Accessible and adaptable homes C1 – Active design and accessibility E2 – Biodiversity and geodiversity E5 – Green infrastructure: Building with nature E6 – Flooding, sustainable drainage, and wastewater E8 – Development affecting Cotswold Beechwoods Special Area of Conservation F1 – Materials and finishes F2 – Landscape and planting F3 – Community safety F6 – Nationally described space standards G1 – Sustainable transport G2 – Charging infrastructure for electric vehicles

3.6 Other Planning Policy Documents Gloucester Local Plan, Second Stage Deposit 2002 Regard is also had to the 2002 Revised Deposit Draft Local Plan. This has been subjected to two comprehensive periods of public and stakeholder consultation and adopted by the Council for development control purposes. The following “day-to-day” development management policies, which are not of a strategic nature and broadly accord with the policies contained in the NPPF, should be given some weight:

OS.2 – Public Open Space Standard for New Residential Development OS.3 – New housing and open space OS.7 – New areas of Public open space

3.7 All policies can be viewed at the relevant website address:- national policies: https://www.gov.uk/government/publications/national-planning-policy-framework--2 Gloucester City policies: http://www.gloucester.gov.uk/resident/planning-and-building-control/planning- Page 15 policy/Pages/current-planning-policy.aspx

4.0 CONSULTATIONS

4.1 Highway Authority

The proposed accesses, design of highways and estate layout, including visibility splays and turning heads are considered acceptable. The layout of the site is a series of no through roads, terminating in cul-de-sacs, which would ensure that speeds are kept low. Carriage ways and footway widths are shown to standard and would be more generous in places. The junctions internally and with Rudloe Drive would all function satisfactorily. The parking is shown provided off – street and to an adequate standard.

There is no objection to the proposal subject to conditions to provide electric charging points, full details of the defined highway works, a construction management plan and requiring the access and car parking provision to be in place before occupation of the units. An Informative note in relation to the process for the Highway Authority to adopt the roadways along with a recommendation that the contractors register with the Considerate Constructors scheme.

4.2 Landscape Adviser

Original comments The general layout has changed from the layout shown on the Illustrative Masterplan that accompanied the outline planning application. This has resulted in the removal of a pedestrian route running along the southern boundary of the site, which is disappointing. The Masterplan also indicated over 100 street trees, while the current layout only shows around 50. To be considered acceptable additional street trees need to be shown provided, along with a network of open space incorporating a public footpath. The southern boundary of the site should be visually softened with native shrub planting.

Revised comments The increase in street trees is an improvement as is the proposed planting along the southern boundary.

4.3 Tree Officer

Original comments Plots 11 and 12 and their associated parking spaces are proposed too close to trees T4,T5 and T6. Trees T4, T5 and T6 are Hungarian Oaks, which grow quite large. The footprints are shown up to the root protection area (rpa) of these trees and fencing off the trees during development would be difficult. Post development there would be pressure to prune /remove because of shading, falling leaves and anxiety that trees in close proximity cause some people. Would like to see more tree planting along the southern boundary with the Naas Lane properties, but do recognise that there is a sewer easement here. Two parking spaces for plot 73 are shown under the canopy/within the rpa of trees T1, T2, and T3 and need to be removed. The LAP should be moved away from the rpa of tree T7. T8 is an ash tree and its long term prospective is not good due to ash dieback. Its loss is acceptable.

Revised comments The revised proposal overcomes the majority of the above concerns, however, plots 11 and 12 are still shown too close to the trees. Page 16

4.7 Environmental Adviser (noise)

The submitted noise impact has been reviewed. The report indicates that in order to achieve suitable internal noise levels as per BS8233:2014 mitigation is required in the form of uprated glazing and acoustic ventilation where properties overlook Rudloe Drive. Any approval should be subject to a condition to comply with the mitigation measures in section 7 of the noise report.

4.8 Housing Strategy and Enabling Officer

Original comments The issue of the quantum and mix of affordable housing was dealt with in the outline application. The mix shown in this current application does not reflect the mix as stated in the s106 and does not reflect the housing currently needed in the city. There is also a discrepancy in that the submitted statement refers to a 4 bed seven person home, while the drawings show a 4 bed six person home. The additional 1 bed affordable home should be provided as per the s106 along with the seven person home. The mix is also shown skewed towards larger dwellings, which is not the need for the city. Not all the dwellings would appear to meet the national space standards, which needs to be rectified. The provision of the ‘special needs’ dwellings are welcomed.

Revised comments Generally satisfied that the above concerns have been satisfied, although the mix is still shown skewed to larger dwellings.

4.9 Urban Design Adviser

Original comments The layout is broadly in line with the illustrative material provided at the outline stage. The open and rear access along the back of plots 57 -63 would not be good for security as there would be open rear boundaries. A foot/cycle link adjacent to plot 60 to connect to the main road should be provided, while potential access between plots 7 and 64 needs to be clarified. There are boundary treatments to public realm incorporating close boarded fences, which should be replaced with walls. In terms of materials, the proposed Russell Grampian tiles are too big and thick, while buff brick is not characteristic of Gloucester. They should be changed. Window reveals should form a condition on any approval, while plots 10, 60, 57 and 38 need to be shown with active side elevations.

Revised comments The amended proposal has addressed all the above concerns and is considered acceptable.

4.10 Open Space and Playing Pitch Adviser

Original comments

Clarification is sought on how much open space is being provided. There is also concern with regard to the linear space running along the boundary to the rear of the existing Naas Lane properties in that there would be no proper overlooking or proposed dwellings facing the open space leaving the rear gardens exposed. This does not meet the requirements of the DAS accompanying the original outline proposal.

This DAS also contained the design principle ‘the maximisation of the connection to the surrounds via sustainable routes for pedestrians, cyclists and public transport‘, while condition 22 on the outline planning permission required the inclusion of a circular walk Page 17 around the site. The walk as shown on the submitted plan would however appear to be just a route through the green space towards the southern boundary of the site with no actual pathway , while it is also unclear whether there is a continuation of the route to the western boundary. There should also be a footpath connection shown linking into the open space between plots 75 and 76.

The proposed Local Area of Play (LAP) is shown located too close to the rear boundaries with the existing properties on Naas Lane. It is likely to generate some noise from users and therefore should be located further north. The surfacing of the LAP and play features should be clarified, while the visitor car parking shown in proximity to the LAP needs to be relocated.

Revised comments LAP details and surface acceptable. The relocation of the LAP to the north is an improvement as is the relocation of the visitor parking spaces away from the LAP. Disappointed that the scheme has not achieved a pedestrian route through green space, however accept that utilising the pavement for this section would be better than the originally shown route to the south.

5.0 PUBLICITY AND REPRESENTATIONS

5.1 Neighbouring properties were notified and press and site notices were published.

5.2 2 letters of objection raising the following issues on the original scheme :-

a) Proximity of development to the boundary; b) Loss of privacy; c) Lack of provision for recycling and rubbish bins for certain properties; d) Lack of visitor parking to the detriment of vehicle movement and highway safety; e) Likely noise and disturbance from the new development; f) With all the new development happening in the area, there could be a lot of traffic on Rudloe Drive leading to queues and congestion. g) The accesses on to Rudloe Drive are on to narrow sections of this road and measures need to be put in place to ensure no parking around them to impact on traffic flow and safety. Should be noted that Rudloe Drive is a bus route.

1 letter received requesting that the ash tree subject to ash die back be removed due to risk to their property.

5.3 Quedgeley Town Council have no objection to the proposal.

5.4 The full content of all correspondence on this application can be viewed on: http://www.gloucester.gov.uk/resident/planning-and-building-control/Pages/public- access.aspx

6.0 OFFICER OPINION

6.1 Legislative background Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires the Local Planning Authority to determine planning applications in accordance with the Development Plan, unless material considerations indicate otherwise.

6.2 Section 70(2) of the Town and Country Planning Act 1990 (as amended) states that in dealing with a planning application, the Local Planning Authority should have regard to the following: a) the provisions of the development plan, so far as material to the application; b) any local finance considerations, so far as material to the application; and Page 18 c) any other material considerations.

6.3 The development plan consists of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (JCS) and the partially saved 1983 City of Gloucester Local Plan. However, as outlined earlier, the 1983 Local Plan is considered to be out-of-date.

6.4 The principle of the development has been established with the approval of the outline application reference: 17/01199/OUT. It is considered that the main issues with regards to this application are as follows:

• Access • Layout • Scale • Appearance • Landscaping • Affordable Housing • Residential amenity • Open Space and Recreation • Other matters

6.5 Access

The NPPF requires that development proposals provide for safe and suitable access for all and that developments should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. Policy INF1 of the JCS requires safe and access connections to the transport network.

6.6 Whilst the matter of access was not formally considered at the outline stage, the Transport Assessment that accompanied the outline application showed clearly that the site was in an excellent location within proximity to local service and facilities as well as supported by a good level of sustainable transport provision, and with an excellent network of pedestrian /cycle facilities. The development of the site for 80 dwellings has therefore been accepted from a point of view of traffic generation and transport issues. This current ‘reserved matters’ application then just seeks to assess the acceptability of the proposed site access.

6.7 A condition on the outline application requires that the access be from Rudloe Drive only (condition 5). The accesses are shown from two locations. An extension of the existing access spur towards the west by the recently built medical centre and from a second point towards the east of the site. The west access road serves a single road ending in a cul de - sac, while the eastern access serves two roads ending in cul– de-sacs.

6.8 The propose road layout generally comprises of a 5.5 m carriageway with 2m footway on both sides, though this has been lowered to 1m where pedestrian movements are likely to be less. The proposed site roads have been designed in accordance with the Manual for Streets and design guidance issued by Gloucestershire County Council.

The Highway Authority confirm that the Rudloe Drive accesses and all the internal junctions would function satisfactorily, while the parking provision is to standard. They have no objection to the proposal subject to conditions to provide electric charging points, full details of the defined highway works, a construction management plan and requiring the access and car parking provision to be in place before occupation of the units

6.9 Access for pedestrians shall be considered under the Layout section below, while a condition for each property to have cyclePage parking 19 would be attached to any approval.

6.10 Layout The NPPF states that new residential developments should be of high quality design, create attractive places to live, and respond to local character integrating into the local environment. JCS Policy SD3 requires all developments to demonstrate how they contribute to the principles of sustainability, Policy SD4 sets out requirements for high quality design, while Policy SD10 requires housing of an appropriate density, compatible with good design, the protection of heritage assets, local character and compatible with the road network. These design aspirations are also reflected in the emerging City Plan.

6.11 Policy SD4 part ii states that: “New development should create clear and logical layouts that contribute to a strong and distinctive identity and which are easy to understand and navigate. This should be achieved through a well-structured and defined public realm, with a clear relationship between uses, buildings, routes and spaces, and through the appropriate use of vistas, landmarks and focal points.”

6.12 Whilst the detail of the access, layout, scale, appearance and landscaping of the development are “reserved matters” it was necessary for the Local Planning Authority at the outline stage to consider whether the site can accommodate up to 80 homes whilst providing a decent, high quality urban environment. Officers were confident that the submitted drawings and Design and Access statement clearly indicated that this could be done. There were however a few specific concerns with the accompanying illustrative masterplan, so it should be noted that the currently proposed layout does not seek to follow it to the exact detail.

6.13 The key focal points in this development are the two groups of oak trees, the group of 3 Hungarian oaks and the group of 3 English oaks as well as the stand alone Walnut tree, which is shown accompanied by the LAP in an area of open space. Properties are shown overlooking these areas with pathways running through open space containing the walnut tree /LAP. Properties are also then shown facing the swale to the east. As stated above the main road access points are from Rudloe Drive and the streets are shown laid out in a ‘u’ and ‘w’ pattern with 3 roadways shown looping back to Rudloe Drive to finish in cul -de sacs with pedestrian access then running to Rudloe Drive.

6.14 The urban designer raised concerns with regard to the open and rear access to properties 57 to 63 as shown on the original proposal, which would have made the back of these properties very vulnerable. The applicants have revised this part of the proposal to ensure that this would no longer be an informal through route and it is now shown blocked off with landscaping and railings. Concern was also raised that in a number of areas there would be poor surveillance and additional windows shown to plots 7, 10 14, 15 37. 56 and 69 have resolved this concern.

6.14 A considerable number of the garden depths and the separation distances back elevation to back elevation between proposed dwellings were originally shown below the respective standards of 10m and 20m. Now all but 3 of the properties have at least 10 m garden depths, with the three in question all having over 9m. The back to back elevation distances are now all circa 20 -21 m and these indicated distances are all considered acceptable.

6.15 The outline planning permission was subject to a condition (condition 22), which required a circular walk around the site with connectivity and sign posting to the local footpath network. This condition links back to the earlier larger outline application for the former RAF site which sought a network of interlinking paths and green spaces for the area. The original submission for this current application attempted to show this walk provided towards the southern boundary of the site, however the route was shown running to the Page 20 back of both the existing Naas Lane properties and the newly provided properties. It would have been across a triangular shaped piece of land (undevelopable due to sewer service run) with a couple of very narrow pinch points that would have ensured the route would have put both users at risk and left the backs of the existing and proposed properties exposed. Officers have therefore reluctantly accepted that a better approach would be to put the routeway along the pavement for what would be a relatively short section of the overall length route way in the area and ensure the new properties back onto the existing gardens to provide security. The revised drawings show this change with links to the route of pathways to the east provided via hoggin pathways. These pathways fall outside the redline boundary of the application, but on Council land so their details /provision at the applicant’s expense would be secured via a condition. This revised option would still ensure that a circular route around the greater area can be achieved.

6.16 Unfortunately, one impact of getting a strong frontage onto the prominent Rudloe drive and the provision of quality green areas/trees throughout the overall layout has been for a few parking spaces to be located slightly away from the properties that would be using them. Officers accept this ‘trade off’ to get the better quality of layout and overall, it is considered that the layout of the proposal accords with the requirements of policy SD4 of the JCS.

Scale 6.17 The NPPF states that new residential developments should be of high quality design create attractive places to live, and respond to local character integrating into the local environment. Part i of Policy SD4 states that new development should be: “…of a scale, type, density and materials appropriate to its setting.”

6.18 The development is predominantly 2 storey with pitched roofs, with single storey pitched roof garages. There are a scattering of 2 and a half storey properties, all of which are related in footprint and materials to the two storey dwellings. The taller 2 and a half storey properties are located along Rudloe Drive, facing the LAP and then scattered throughout the site.

6.19 The existing residential properties to the south in Naas Lane are both two storey and single storey in height, while the more recent development to the east of the site is two and two and a half storeys in height. The medical centre to the west is of two storey height, while the site directly to the north is still vacant. The application site itself and the area surrounding it are relatively flat. It is therefore considered that the development reflects the form of the nearby residential development in terms of scale. The majority of the two and half storey properties are shown facing on to Rudloe Drive and this primary frontage is considered to be a good location for them. For these reasons, it is considered that the scale is acceptable and accords with part i of Policy SD4 of the JCS.

Appearance

6.20 The NPPF states that new residential developments should be of high quality design create attractive places to live, furthermore it states in paragraph 130 that: “…where the design of a development accords with clear expectations in plan policies, design should not be used by the decision maker as a valid reason to object to development.” Policy SD4 also seeks appropriate materials for the setting of the development. Policy SD4 seeks to achieve good design by agreeing materials that are appropriate to the site and its setting. Table SD4c expands on this and states that materials should be of high quality and suited to their setting and purpose. The materials detailed on the drawings are considered to adhere to these policy aspirations.

Page 21 6.21 The applicant has proposed a variety of standard house types across the scheme. There is a range of 1 to 4 bedroom dwellings across the scheme with varying external finishes. In terms of materials, the proposed dwellings were originally shown with Russell Grampian tiles and buff brick. Officers considered the Russell Grampian tiles to be too big and thick, while buff brick is not characteristic of Gloucester. Revisions were sought by officers to arrive at the following materials palette: • Brunswick Red brick by Ibstock • Brunswick Farmhouse Mixture by Ibstock • Cottage Red Double Roman Roof tile by Russell • Slate Grey Galloway Roof tile by Russell • Slate Grey Double Roman Roof tile by Russell

6.22 The flat over garages adjacent to Rudloe Drive were also originally shown with no ground floor windows in their Rudloe Drive elevations, which would have been detrimental to the street scene of this prominent routeway, Rudloe Drive. The applicants have addressed this issue by providing revised drawings which include ground floor windows. There were also close boarded fences shown as boundary treatments to public realm, which was a concern to the urban designer. These have all now been replaced with brick walls to ensure a high quality environment. The urban designer further sought to ensure a high quality finish to the dwellings by requiring that the windows have reveals rather than being flush with the external elevation. This would form a condition on any approval. Furthermore, additional windows shown to plots 7, 10 14, 15 37. 56 and 69 would add interest to the street scenes.

6.23 In conclusion, with the above changes and indicated materials, it is considered that the appearance of the dwellings and the overall development would conform to the requirements of SD4 of the JCS.

Landscaping

6.24 Part iv of Policy SD 4 seeks to ensure that landscape areas, open space and public realm are of high quality, provide a clear structure and constitute an integral and cohesive element within the design. This in turn builds upon the requirements of part 12 of the NPPF and Policy SD6 which seeks to ensure that development considers the landscape sensitivity of the area in which they are located.

6.25 As the proposal is a reserved matters application following the previous granting of outline planning permission, the principle of the development in this landscape and environment has already been considered, the quality of the landscape provision within the proposed development is the issue to be assessed. The key focal points in this development are the two groups of oak trees, the group of 3 Hungarian oaks and the group of 3 English oaks as well as the stand alone Walnut tree. The Ash has Ash dieback and its removal is considered acceptable.

6.26 The applicants state that new tree planting is shown where space allows, focussing native stock to open spaces and ornamental species within the development areas. They further state that seasonal variety would be provided with evergreen hedging proposed to the plot frontages along Rudloe Drive to provide a defined edge to the scheme.

6.27 As stated in paragraph 6.15 the original plans showed an area of green space to the south of the site, however revisions to the scheme to ensure that proposed gardens back on to existing gardens to remove exposed vulnerability has removed this space. On the revised plans small trees/bush planting at the end of these new gardens is shown to help screen the new and existing properties from each other. Page 22

6.28 In light of the concerns of the landscape officer more trees have now been shown planted along the streets and the privet hedge along Rudloe Drive has been amended to a variety of species. Further planting is also shown to delineate private and public areas. All parking spaces have now been shown removed from under the TPO trees to alleviate the points raised by the tree officer, although he does still have concerns over the proximity of plots 11 and 12 to the trees shown as T4, T5 and T6. The revised drawings do show a marginal improvement distance wise from as originally shown and it should be noted that as these trees are protected, no works could happen to them without the consent of the Local Planning Authority. The Tree officer did not wish to see the LAP encroaching on the rpa/canopy area of the protected walnut tree and amendments have been secured here to ensure that the part of the LAP in this position would be purely ‘surface’ with no fittings in to the ground.

6.29 It should be noted that the maintenance of the landscape and open space areas is covered within the section 106 agreement that accompanied the outline planning application. However, there is a lack of clarity as to whether all trees and landscaping outside of the residential curtilages would be subject to suitable management and maintenance. Further clarification is being sought from the applicant in relation to this matter.

6.30 Overall, subject to confirmation of suitable management and maintenance arrangements for landscaping/trees outside of the residential curtilages, it is considered that the proposal accords with the requirements of policy SD4 of the JCS.

6.31 Affordable Housing The NPPF states that where local authorities have identified the need for affordable housing, polices should be set for meeting this need on site, unless off site provision or a financial contribution can be robustly justified. It should be noted that the provision of affordable housing was an issue addressed at the outline stage and has been incorporated in to the section 106 agreement accompanying the outline planning permission The Housing officer expressed some concern that the mix shown with this current application differed from the mix as stipulated in the section 106 agreement. This has now been remedied and the mix with the current application is as the section 106 agreement. The housing officer had a concern that the dwellings did not meet National Space Standards, but it can be confirmed that all properties, both affordable and open market dwellings, meet the floor space standards.

6.32 Residential amenity Paragraph 17 of the NPPF provides that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. This is reflected in Policy SD14 of the JCS which requires that new development must cause no harm to local amenity including the amenity of neighbouring occupants.

6.33 As stated above the revised drawings now show all but 3 properties achieving rear garden depths of 10m and those three properties being all above 9m. Back to back elevation distances between proposed dwellings are circa 20 – 21m. These depths and distances ensure that the new occupiers would have good outdoor amenity space and that there would not be overlooking between dwellings. It can also be confirmed that the distancing between the new proposed dwellings and existing Naas Lane dwellings would be acceptable. The proposed dwellings numbered 72 and 79 would have a distance from their flank elevations to the nearest rear elevations of Naas Lane properties of 15m and 14m respectively, while the shortest depth of proposed rear garden here to boundary with Naas lane properties would be 13.5m. The connecting of proposed and existing rear gardens back to back would then ensure better security for existing and proposed occupiers. Page 23

6.34 Whilst the Local Planning Authority are currently assessing an application for residential development on the site to the north of Rudloe Drive ,at the outline stage for this development it was recognised that that the site to the north across Rudloe Drive had planning permission for employment use. There is potential for Class B1 occupiers of this neighbouring site to impact on the proposed residential occupiers of this site in terms of noise and disturbance. A condition was put on the outline application requiring a noise assessment be submitted. This assessment has been submitted and viewed by the Environmental (noise) advisor. The conclusion is that mitigation is required in the form of uprated glazing and acoustic ventilation where properties overlook Rudloe Drive (nearest properties) and this should be conditioned on any approval.

6.35 Overall, it is considered that the proposal accords with the requirements of policy SD4 of the JCS.

Open Space and Recreation 6.36 The NPPF provides that the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities Policies INF3, INF4 and INF6 of the JCS require new residential developments to provide for any additional infrastructure and community facilities required to serve the proposed development. Policies OS.2, OS.3, and OS.7 of the 2002 Plan set out the council’s requirements for open space.

6.37 The matter of open space provision was considered at the outline stage, where it was agreed that the proposed residential development should provide a LAP on site and an offsite contribution of £50,000 towards the cost of improvement of open space within the vicinity of the application site. It was recognised that this part of Quedgeley already benefited from quite a considerable amount of open space provision.

6.38 The LAP has been shown provided on site and the Open Space adviser originally had concerns that it was located too close to the rear of the properties in Naas Lane where the noise of the users could impact on their amenity. It has therefore been shown located slightly further to the north to the satisfaction of the Open Space adviser (the Tree officer also ok with location as indicated above). There was also a bank of visitor car parking spaces originally shown next to the play area, which could have led to conflict between play area users and car owners, however the visitor parking spaces are now shown moved further west.

6.39 The Open Space advisor also had concerns with regard to the pedestrian routeway shown towards the southern boundary of the site and whilst disappointed that the scheme has not achieved a route through green space , accepted that utilising the pavement for this section would be better than the originally shown routeway to the south.

6.40 Other Relevant Matters A neighbouring resident has raised an issue with regard to the matters of refuse and recycling. It should be noted that a refuse layout has been submitted with this application showing that all properties could satisfactorily position their bins towards the rear of the properties with unhindered external access to the public street for them to be put out for emptying. Bin muster points are then shown where necessary. Officers consider that this layout is satisfactory.

6.41 Conclusion This application has been considered in the context of the policies and guidance referred to above. The proposal is consistent with those policies and guidance in terms of the provision of access, layout, scale, appearance and landscaping impact upon the amenity of any neighbours and the local area; the proposal is acceptable and accordingly it is recommended Page 24 that these reserved matters be approved.

7.0 RECOMMENDATION OF THE CITY GROWTH AND DELIVERY MANAGER

7.1 That APPROVAL of the Reserved matters of Access, Layout, Scale, Appearance and Landscaping be delegated to the City Growth and Delivery Manager, subject to subject to the confirmation of suitable management and maintenance arrangements for landscaping/trees outside of the residential curtilages and the following conditions:

Condition 1 - Approved Drawings The development shall be carried out in accordance with the approved drawings: Site Layout, SL.01 G; Rev I • Material Layout, ML.01 D; Rev F • Affordable Housing Layout, AHL.01 D; Rev E • Refuse Strategy Layout, RSL.01 C; Rev D • Timber Car Port Detail, 0173-2-255; • Vehicle Access Assessment, 500-405-01-P05; • Drainage, Highway and Engineering Statement, 500-RP-001-P05; Long Sections Sheet 1 500-200-01-P03 Long Sections Sheet 2 500-200-02-P03 Highway Construction Details 500-300-01-P01 • Detailed Landscape Proposals - Sheet 1, 12834/P02e; • Detailed Landscape Proposals - Sheet 2, 12834/P03e; Tree Pit Details and Specification – 12834/P04b • Arboricultural Method Statement, 12834/P05c; • GI Parameters and Safeguarding Scheme, 12834/P06b; • Closeboard Fence Detail, 0173-2-250; • Panel Fence Detail, 0173-2-251; • Screen Wall Detail, 0173-2-252; • Knee Rail Detail, 0173-2-253; and • 1.2m Railing Detail, 0173-2-254. Street Scenes SS.01 B Single Garage Floor Plans and Elevations GAR.01 A Double Garage Floor Plans and Elevations GAR.02 A HT.1BF.pe C HT.1BH.pe A HT.2B.pe2 A HT.2B-1.pe C HT.3B.pe C HT.4B.pe D HT.ALD.pe A HT.ASH.e B HT.ASH.p B HT.BEC.e B HT.BEC.e2 A HT.BEC.p B HT.BEC_1.e B HT.BEC_1.e2 A HT.BEC_1.p B HT.ELM.pe C HT.EVE-1.pe B HT.EVE-2.pe B HT.LEV.e A HT.LEV.e2 A Page 25 HT.LEV.p A HT.MOU.e B HT.MOU.p B HT.MOU-1.pe B HT.MOU-2.pe B HT.MYL.p C HT.MYL-1.e B HT.MYL-2.e C HT.PEM.pe C HT.PEM-1.pe B HT.PEM-2.pe C Location Plan LP.01 A Parking Layout PL.01 C

Reason To ensure that the development is carried out in accordance with the approved plans and in accordance with the policies contained within the JCS.

Condition 2 - Parking Each dwelling hereby permitted shall not be occupied until the vehicular parking facilities serving that property, including electric vehicle charging points, have been provided, and those parking facilities shall be maintained as available for these purposes thereafter.

Reason To promote sustainable transport and to ensure that a safe, suitable and secure means of access for all people that minimises conflict between traffic, cyclists and pedestrians is provided to accord with the NPPF and Policy INF1 of the JCS

Condition 3 – Window reveals Notwithstanding the approved plans, the window reveals on the approved dwellings shall all be to a minimum depth of 100mm.

Reason In the interest of good design and to accord with Policy SD4 of the JCS

Condition 4 - Tree Protection Rails The knee rails shown on drawing reference 0173-2-253 around the external edges of the two open space areas containing the protected Oak trees numbered T1, T2 and T3 and T4, T5 and T6 shall be installed before occupation of the immediately adjoining dwellings and shall thereafter retained for the duration of the development.

Reason To ensure the health and protection of the protected trees.

Condition 5 – Eastern path links No dwelling shall be occupied until the two Hoggin path links to be provided to the east of the site have been laid out in accordance with details that have first been approved in writing by the local planning authority. The paths shall thereafter be retained for the duration of the development.

Reason Page 26 To ensure good design through good connectivity with footpaths in the area and in the interests of sustainable development.

Condition 6 - Noise Mitigation The development shall be carried out in accordance with the noise mitigation measures set out in the Noise Impact Assessment – Rudloe Drive, Kingsway, Quedgeley prepared by Clarke Saunders Acoustics ref: AS11506.200320.NIA.1.0.

These measures being - • Building facades should achieve a minimum sound reduction value of 51db Rw as per table 7.3 of the report. • Where Facades overlook Rudloe Drive, glazing with a minimum single figure sound reduction value of 35dB Rw shall be installed. Acoustic ventilators with a minimum performance of 40dB Dn,ew shall be installed in bedrooms and 35dB Dn,ew in all other rooms as per section 7.7 of the report. • Glazing within all other facades in the development shall achieve a minimum sound reduction value of 30dB Rw as per section 7.7 of the report. • If multiple vents are required for improved ventilation then the performance of the acoustic ventilators shall achieve the performance requirements as set out in section 7.8 of the report.

Reason To safeguard the amenities of future occupiers of the dwellings in accordance with Policy SD14 of the JCS.

Person to Contact: Ron Moss (396835)

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Planning Application: 20/00359/REM

Address: Land To The South Of Rudloe Drive Kingsway Quedgeley Gloucester

Committee Date:

© Crown copyright and database rights 2011 Ordnance Survey 10019169 Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

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Page 29 This page is intentionally left blank Agenda Item 6 GLOUCESTER CITY COUNCIL - DEVELOPMENT CONTROL

Committee: Planning

Date: 3rd November 2020

Address/Location: Land at Barnwood Link Road Gloucester

Application No: 20/00775/REM

Ward: Barnwood

Expiry Date: 12.11.2020

Applicant: Peveril Securities Ltd

Application for approval of reserved matters ( for appearance, landscaping and layout) for the erection of a new Class B8 storage and distribution facility and Proposal: associated parking (pursuant to outline planning permission ref. 18/00299/FUL).

Report by: Caroline Townley

Site location and site layout plan Appendices: Decision Notice for the outline planning permission ref. 18/0229/FUL.

1.0 SITE DESCRIPTION AND PROPOSAL

1.1 The application site occupies an area of approximately 5.13 hectares and is located adjacent to existing commercial leisure uses. The site is bounded to the east by the Barnwood Bypass, to the south by Corinium Avenue, to the west by the Unilever site and to the north by the railway line with residential properties beyond

1.2 The site is currently disused scrub land and part of Unilever’s former and disused car park. It is crossed by a public footpath, water main and sewer. The wider site is currently occupied by a number of leisure uses including a ten-pin bowling alley, health and fitness club, public house and hotel. These leisure uses have a shared car parking area.

1.3 Outline planning permission for development for employment purposes to include a mix of Use Classes B1 (Business), B2 (General Industrial) and B8 (Storage and Distribution) was granted in 2015 (ref. 14/01035/OUT). The application also included a car showroom. The indicative masterplan proposed a maximum floorspace of 27,917 square metres of development with the floorspace being accommodated in two units together with a separate building for the car showroom. Access to the site was proposed from the existing access from the Barnwood Bypass by way of a new all movement, traffic light controlled junction. This permission was subject to 34 conditions.

1.4 An application for a Minor Material Amendment to vary conditions on the outline planning permission to allow for the phased development of the site was subsequently granted on 6th June 2018 (ref. 18/00299/FUL).

1.5 Planning permission was granted on 19th October 2018 for the enabling development including the revised site access off the A417 Barnwood Link Road, with internal access roads and roundabout, along with revisions to an existing car park to facilitate the mixed use employment development (Use Classes B1, B2 and B8) and car show room granted outline Page 31 planning permission .

1.5 Approval of reserved matters was granted on 31st January 2019 for for appearance, landscaping and layout in relation to the first phase of development comprising the proposed improvements to the site access, internal roundabout and length of part of the internal road network (ref. 18/00969/REM). These works included the works granted under the above application. Applications were also submitted and approved to discharge the relevant conditions to enable the first phase of development and the works to upgrade the access are now complete and operational.

1.6 The current application seeks the approval of reserved matters (appearance, landscaping and layout), for the erection of a new Class B8 storage and distribution facility and associated parking.

1.7 The proposed building would provide 11,385 sq. m of floorspace comprising 9,025 sq. m for storage and distribution at ground floor level and 2,340 sq. m of associated offices at the mezzanine / first floor. The proposal also includes HGV docking bays and a multi-deck van overnight storage facility for delivery vans. Car parking is located on the site of the main building with surface level van parking also located on adjacent land. The reconfiguration of an existing car park will also provide an additional eight car parking spaces.

1.8 It is proposed to provide 183 car parking spaces for employees and visitors, of which 9 spaces are to be designated as disabled parking bays. In addition, there would be a total of 18 motorcycle parking bays. It is also proposed to provide 2 enclosed secure cycle shelters comprising a staff shelter with space for 20 bicycles and a visitor shelter with a 10 bicycle capacity.

1.9 HGV’s would access the site from an access point from the south west which leads to the main HGV yard within which there are 10 dock spaces adjacent to the building together with a compactor and waste management platform. A dedicated van storage area would also be accessed from the south-west leading to a multi-storey van deck and a further surface level van storage area.

1.10 The site would also include prefabricated units to provide a guard unit at the vehicle gates and a van wash office adjacent to the surface van storage parking area.

1.11 The proposed warehouse building would measure 11.08m at eaves parapet level, 126m in length, 72m in width. The multi storey van deck would measure 143m in length and 51m in width at the surface level of the upper deck, an average upper deck level of 12.9m with the highest point of the structure measuring 16.7m.

2.0 RELEVANT PLANNING HISTORY

Application Proposal Decision Decision Number Date 13/01158/EIA Screening Opinion request - Screening Opinion 05.12.1013 Redevelopment of site for mixed use issued. development including non-food retail, employment uses (B1 & B2) and A3. 14/01035/OUT Mixed use employment development ( Use Outline permission 22.09.2015 Classes B1, B2, B8) and car showroom. granted. Page 32 Outline application means of access and scale not reserved. 16/00800/CON Discharge of Condition 9 (Archaeological Part discharged. 11.10.2016 DIT Investigation) on planning permission ref: 14/01035/OUT 16/01316/CON Discharge of condition 8 (Reptile Mitigation Discharged 15.11.2016 DIT Strategy) for planning permission ref. 14/01035/OUT. 18/00299/FUL Variation of conditions 1, 3, 4, 6, 9, 10, 11, Granted 06.06.2018 13, 14, 16, 17, 18, 19, 22, 27, 33 of planning permission reference 14/01035/OUT for mixed use employment development (Use Classes B1, B2, B8) and car showroom. Outline application means of access not reserved. Variation to conditions sought to allow for the phased development of the site. 18/00968/CON Discharge of conditions 6 (noise mitigation), Discharged 03.09.2019 DIT 8 (Slow Worm translocation), 9 (Archaeology), 10 (materials) ,11 (Contaminated land), 13 (Landscaping), 16 (Flood management), 22 (Lighting scheme), 27 (Access), 29 (relocation of lay-by), 31 (Cycle/footway diversion) and 33 (Fire hydrants) for Phase 1 of the development. Discharge of conditions 7 (Biodiversity Strategy), 12 (Drainage) and 15 (Tree protection) for the development site as a whole. (Application 18/00299/FUL) 18/00969/REM Consent sought for appearance, Approved 31.01.2019 landscaping and layout in relation to Phase 1 of the proposed development comprising amendments to the site access, roundabout and new access road. 18/01094/CON Discharge of condition 17 (Construction Discharged 16.01.2019 DIT Method Statement) on planning permission ref. 18/00299/FUL for Phase 1 of the development. 19/00722/CON Discharge of condition 12 (Surface Water Discharged 21.08.2019 DIT Drainage) on planning permission ref. 18/00299/FUL. 20/00266/CON Discharge of Condition 9 (archaeology) on Part discharged 30.03.2020 DIT planning permission ref. 18/00299/FUL for Phase 2. 20/00479/CON Discharge of Condition 9 (revised Written Discharged 07.07.2020 DIT Scheme of Investigation) on planning permission 18/00299/FUL. 20/00776/CON Discharge of Condition 6 (Noise Pending DIT Management Plan) on planning permission ref. 18/00299/FUL. 20/00777/CON Discharge of Condition 11 parts A and B Discharged 07.10.2020 DIT (Remediation) on planning permission ref. 18/00299/FUL. 20/00778/CON Discharge of Condition 17 (Construction Discharged 07.10.2020 Page 33 DIT Method Statement) on planning permission ref. 18/00299/FUL. 20/00779/CON Discharge of Condition 31 (Footpath Pending DIT diversion) on planning permission ref. 18/00299/FUL 20/00780/CON Discharge of Conditions 7 -(Biodiversity) Pending DIT and 13 (Landscape) on planning permission ref. 18/00299/FUL. 20/00781/CON Discharge of Conditions 10 (Materials), 33 Pending DIT (Fire Hydrants) and 34 (Sea Gull mitigation) on planning permission ref, 18/00299/FUL.

Condition 34 - Details of access for inspection of roof and proposed inspection schedule 20/00782/CON Discharge of Conditions 12 (Surface Water Pending DIT Drainage) and 16 (Flood Management Plan) on planning permission ref. 18/00299/FUL.

3.0 RELEVANT PLANNING HISTORY

3.1 The following planning guidance and policies are relevant to the consideration of this application:

3.2 National guidance National Planning Policy Framework (NPPF) and Planning Practice Guidance

3.3 Development Plan Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted 11 December 2017) Relevant policies from the JCS (Main Modifications) include:

SD3 – Sustainable design and construction SD4 – Design requirements SD6 – Landscape SD8 – Historic Environment SD9 – Biodiversity and geodiversity SD14 – Health and environmental quality INF1 –Transport network INF2 – Flood risk management INF3 – Green Infrastructure INF4 – Social and community Infrastructure INF6–Infrastructure delivery

3.4 City of Gloucester Local Plan (Adopted 14 September 1983) The statutory Development Plan for Gloucester includes the partially saved 1983 City of Gloucester Local Plan. Paragraph 215 of the NPPF states that ‘…due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given.’ The majority of the policies in the 1983 Local Plan are out-of-date and superseded by later planning policy including the NPPF and the Joint Core Strategy. None of the saved policies are relevant to the consideration of this application. Page 34

3.5 Emerging Development Plan Gloucester City Plan The Gloucester City Plan (“City Plan”) will deliver the JCS at the local level and provide policies addressing local issues and opportunities in the City. The Pre-Submission version of the Gloucester City Plan (City Plan) was approved for publication and submission at the Council meeting held on 26 September 2019. On the basis of the stage of preparation that the plan has reached, and the consistency of its policies with the NPPF, the emerging policies of the plan can be afforded limited- moderate weight in accordance with paragraph 48 of the NPPF, subject to the extent to which there are unresolved objections to each individual policy (the less significant the unresolved objections, the greater the weight that may be given). Relevant policies include: A1 – Effective and efficient use of land and buildings B3 – New employment development and intensification and improvements to existing employment land C1 – Active design and accessibility C5 – Air quality C7 – Fall prevention from taller buildings D1 – Historic environment D3 – Recording and advancing understanding of heritage assets E2 – Biodiversity and geodiversity E4 – Trees, woodlands and hedgerows E5 – Green infrastructure: Building with nature E6 – Flooding, sustainable drainage, and wastewater F1 – Materials and finishes F2 – Landscape and planting F3 – Community safety F4 – Gulls G1 – Sustainable transport G2 – Charging infrastructure for electric vehicles G3 – Cycling G4 – Walking

3.6 Other Planning Policy Documents Gloucester Local Plan, Second Stage Deposit 2002 Regard is also had to the 2002 Revised Deposit Draft Local Plan. This has been subjected to two comprehensive periods of public and stakeholder consultation and adopted by the Council for development control purposes. The following “day-to-day” development management policies, which are not of a strategic nature and broadly accord with the policies Page 35 contained in the NPPF, should be given some weight:

E.4 – Protecting Employment Land

3.7 All policies can be viewed at the relevant website address:- national policies: https://www.gov.uk/government/publications/national-planning-policy-framework--2 Gloucester City policies: http://www.gloucester.gov.uk/resident/planning-and-building-control/planning-policy/Pages/ current-planning-policy.aspx

4.0 CONSULTATIONS

4.1 Highway Authority There is a proposed crossing over the road from the roundabout to the site. The drawings indicatively show a crossing facility but do not provide sufficient detail. It is considered that a suitable crossing can be provided at this location in accordance with national guidance but given the absence of the design it is necessary for a pre commencement condition to be introduced requiring the details to be agreed. It is suggested that a crossing is provided perpendicular to the kerblines and of sufficient width to allow a cycle to manoeuvre given the approach position on the cycle lane.

The number of parking spaces including disabled spaces, motorcycle parking spaces and cycle parking spaces is acceptable.

Electric vehicle parking is illustrated on the submitted plans is acceptable.

The swept path tracking plans illustrate sufficient turning space in and out of the site for vehicles.

The Highway Authority has undertaken a robust assessment of the planning application. Based on the analysis of the additional information and amended plans submitted the Highway Authority concludes that there would not be an unacceptable impact on Highway Safety or a severe impact on congestion. There are no justifiable grounds on which an objection could be maintained, and no highway objection is raised subject to the inclusion of conditions.

4.2 Highways England No objection.

Page 36 4.3 Landscape Adviser Original Plan The proposed planting plan has a narrower strip of planting along the brook than the approved master plan. This plan also has less tree and shrub planting than shown on the approved master plan. Notably there are no trees within the large expanse of parking. The area was previously a biodiverse green area and significant mitigation is required, the development needs to be offset from the brook and a wider area of planting provided. Much of the planting areas are proposed to be sown with wildflowers seeds. Wildflower meadows are now sadly a rare habitat and it is a good to try to establish new ones, however at this scale it is considered that replacing some of the proposed wildflower planting with trees and shrubs will be more beneficial both with regards to landscape amenity and wildlife habitat. Trees and shrubs should be planted along the eastern boundary.

In order for the proposed development to mitigate for the removed planting and wildlife habitat and be in accordance with the current landscape policies the layout needs to be amended to include: • Tree planting within the car parking area. • Tree and shrub planting along the eastern boundary. • A strip of landscaped area along the southern boundary beside the brook.

Amended plan An amended plan has been provided indicating an additional 30 trees. These trees should be a variety of native or native cultivars, and some should be larger species.

There are still no trees shown within the large parking areas on the basis that there is a need to maximise the number of parking spaces and due to underground services. This is disappointing as when the original outline application was approved amendments had been made to satisfy the comments from the biodiversity and landscape officers, and the boundary planting and car parking areas showed approximately 120 trees. This reduction in both space for landscaping and reduction in number of trees gives the impression that the applicant considers the requirements to mitigate for biodiversity loss, despite this having been a biodiverse greenfield site, to be a low priority. There is a system that allows the provision of both EV charging points and the planting of trees through the use of a multi-functioning tree pit. It is recommended that a plan should be submitted prior to the determination of the application to incorporate a system that will facilitate tree planting within the parking areas and its use should be included as part of a landscaping condition.

A further revision to the landscaping plan is proposed to address some of the outstanding concerns. Details of the amended plans and the Landscape Advisors response will be reported as late material.

4.4 Arboriculturist The car parking areas would benefit from additional tree planting. The formal tree planting areas are made up of fairly uninteresting species and recommend some species that would have more of an impact in the vicinity. Recommend that additional tree planting is included in the thin strip of land to the east and within the car parking areas.

4.5 Ecology Adviser Generally, the information submitted is sufficient subject to the inclusion of the positions of the bat boxes, bird boxes and insect boxes indicated on a plan.

Page 37 4.6 Environmental Health Officer Adviser The submitted noise report is an acoustic appraisal of how the development will impact on the existing noise climate and in particular on the hotel and nearby residents. The report is a far more robust approach to that required by condition 6 on the outline planning permission. The report details how certain activities (with assumptions) will impact the noise climate, for example HGV movements and also quantifies the impact. No objection is raised but it is recommended that the operator complies with the recommendations set out in Section 9 of the Noise report to further mitigate any impact.

4.7 City Archaeologist No comments as the archaeological issues are dealt with by way of condition 9.

4.8 Urban Design Adviser No objection but supports the recommendations of the Landscape Adviser that further planting and landscape mitigation should be provided.

5.0 PUBLICITY AND REPRESENTATIONS

5.1 Neighbouring properties were notified, and press and site notices were published.

5.2 No letters of objection have been received.

5.3 The full content of all correspondence on this application can be viewed on: http://www.gloucester.gov.uk/resident/planning-and-building-control/Pages/public-a ccess.aspx

6.0 OFFICER OPINION

6.1 Legislative background Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires the Local Planning Authority to determine planning applications in accordance with the Development Plan, unless material considerations indicate otherwise.

6.2 Section 70(2) of the Town and Country Planning Act 1990 (as amended) states that in dealing with a planning application, the Local Planning Authority should have regard to the following: a) the provisions of the development plan, so far as material to the application; b) any local finance considerations, so far as material to the application; and c) any other material considerations.

6.3 The development plan consists of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (JCS) and the partially saved 1983 City of Gloucester Local Plan. However, as outlined earlier, the 1983 Local Plan is considered to be out-of-date.

6.4 It is considered that the main issues with regards to this application are as follows:

Appearance, Layout and Scale 6.5 The NPPF emphasises the importance of high quality and inclusive design for all development. JCS Policy SD3 requires all developments to demonstrate how they contribute to the principles of sustainability, Policy SD4 sets out requirements for high quality design while Policy SD6 requires development to protect or enhance landscape character.

6.6 The application site is located in a predominantly commercial area with the existing leisure uses to the east and south and the Unilever site immediately to the west. Page 38

6.7 The proposal is for a single warehouse building with integral offices to be sited adjacent to the Unilever site. The facility will operate as a parcel delivery depot with inbound deliveries by HGV and outbound deliveries undertaken by smaller vans. The proposed service yard would be located to the north of the building adjacent to the railway line and includes the provision of 10 HGV loading docks. A multi-storey van storage facility would be located along the eastern side of the building with surface level car and van parking also provided within the site.

6.8 Vehicular access to the site would be from the existing access road. The main site entrance would be to the south west of the warehouse building and provide two-way traffic along the western side of the boundary to the service yard. This route would be used by the HGV delivery vehicles. A secondary site entrance would be provided to the south east of the building providing access to the staff car park and for the local delivery vans.

6.9 The proposed development relates to the outline planning permission originally granted in 2015 and amended in 2018, which included the provision for a large B8 building. The proposed building would be set back as far as possible from the hotel and leisure buildings so that it relates to the adjoining Unilever site to the west. The existing buildings on the Unilever site have ridge heights of between 14 and 29.8 metres. The adjacent Premier Inn has a more domestic appearance with a ridge height of 12.5 metres. The proposed building would have a ridge height of 14.7 metres with an eaves parapet level of 11.08 metres. The parapet will hide the roof behind. The proposed multi decked van store has an eaves height of 11.08 metres and is 16.7 metres to the highest part of the structure.

6.10 The outline application reserved all matters with the exception of the means of access and the scale of development. An illustrative masterplan accompanied the outline planning application to establish the parameters for the scale of development and confirm that the amount of development applied for could be satisfactorily accommodated within the site.

6.11 The illustrative masterplan indicated a potential building for a car showroom and an office unit on what is now proposed as car parking together with a large building with a floorspace of 11,973 sq. m for potential B1, B2 or B8 use on the same part of the site as that of the current application. The anticipated ridge height of this building was indicated to be approximately 11 metres with a separate office building being some 3 storeys high and approximately 13 metres to the ridge. It was recognised that the layout and mix of uses within the building may not be delivered in the form shown. Its purpose was to establish the main principles and overall scale of development that would allow reserved matters applications to be submitted and it was accepted that these may take a different layout and forms of buildings to those shown.

6.12 The building materials comprise of a composite facing cladding. The originally submitted plans proposed the use of varying shades of grey composite cladding panels with very little detailing. Revised plans have now been submitted to help address Officers concerns about the design and materials, proposing enhanced cladding to the southern elevation of the building and to the corners of the eastern and western elevations. The revised materials include a fine micro rib cladding to the office (southern elevation) with cladding of a broader texture on the other elevations, in varying shades of mushroom and grey. The southern elevation also includes a grey ‘crown’ feature incorporating the plant room louvres.

Page 39 6.13 The proposed multi deck van storage area would be constructed from an open steel frame with infill concrete structures at each deck level. Steelwork would be of a galvanized finish. The amended plans also now include cladding to the decked van storage area to incorporate 100 x 400 mm box section ‘fins’ that would be articulated between 90 and 45 degrees. These fins would be powder coated in the ‘mushroom’ colour to match the cladding on the main building. It is proposed that the fins would be angled and located to minimise the visibility of headlights and create a vertical or wave type pattern concentrated on the southern and eastern elevations. The staircase steelwork would be enclosed in blockwork with a rendered finish also in a mushroom finish to match the main building.

6.14 The proposed scale of the building is within the thresholds for both the Class B1 and B8 buildings floorspace permitted under the outline planning permission of 20,538 sq. m and 11,973 sq. m respectively as set out in condition 25.

6.15 Overall, given the context of the building within and adjacent to an existing commercial area, it is not considered that the proposed development would be out of keeping with the design and scale of the surrounding buildings and would not result in unacceptable harm to the character of the area. The building is well separated and screened from the closest residential properties to the north. For these reasons the proposal is considered acceptable. No objection has been received from the Urban Design Adviser.

6.16 Policy C7 of the City Plan requires mitigation measures to be provided in buildings or structures above 12 metres in height to help prevent falls. The explanatory text to the policy states: “The statement should outline what public access there will be to any roof, open element, or structure above 12 metres and what measures will be integrated into the design of the building to reduce the opportunities for suicide and falls. This could be as simple as ensuring that there is no public access to roof top spaces or designing out open sides above 12 metres on a car park for example. Where public access to an open roof top or element is possible, over 12 metres, suitable well-designed suicide prevention measures will be required to be incorporated into the design of the building. These will be subtle and cohesive to the architectural design.” In this instance the end user is committed to provide 24 hour on-site security to specifically prevent unauthorised public access coming onto the site. These will be manned security supported by CCTV cameras. It is considered that these measures satisfactorily address Policy C7.

Landscaping 6.17 The NPPF emphasises the importance of high quality and inclusive design for all development. Landscaping is considered to be integral to good design and Policy SD6 requires development to protect or enhance landscape character.

6.18 The illustrative masterplan submitted as part of the outline planning application was amended in line with comments from the City Council’s Ecologist, Landscape Officer and Drainage Engineer to incorporate a wider band of planting along the eastern boundary adjacent to the Brook. The plan also indicated significant tree planting within the car parking area.

6.19 The submitted landscaping plan has a narrower strip of planting along the brook with less tree and shrub planting than indicated on the illustrative masterplan. There are also no trees proposed within the large expanse of car parking.

Page 40 6.20 The area was previously a biodiverse green area and significant mitigation is required in the form of a comprehensive landscaping scheme. A revised landscaping scheme is being prepared to address some of the concerns expressed by the Landscape Adviser and Arboriculturist. The agent has, however, indicated that there are technical difficulties in providing tree planting within the car parking areas due to easements associated with the sewer and high pressure water main that cross the site, the electric vehicle charging infrastructure and underground storm water attenuation chambers. It has also been indicated that the end user requires a specific level of car parking and van storage to support the development. It is understood that as a gesture of good will the end user is prepared to lose a small number of car parking spaces to allow some limited tree planting within the main car park.

6.21 Reducing emissions and mitigating climate change should be given the highest priority in order to prevent catastrophic climate change and mitigate for the unavoidable changes already happening. The installation of EV charging points is a positive action with this regard. However, trees also help to reduce climate change by mopping up carbon both above ground and by sequestering it into the soil. Trees also help mitigate for the effects of climate change. Gloucester will experience wetter winters, with extreme storm events and hotter drier summers. Tree planting with in the car park would help to build resilience to extreme weather events by buffering winds, reducing flood risk by improving infiltration and by providing shading. Without tree planting the expansive parking areas will be uncomfortably hot during extreme heat waves which are predicted to become much more frequent. The inclusion of additional tree planting is also considered integral in improving the overall design quality of the site.

6.22 While the response in relation to tree planting within the car parks area is disappointing, the preparation of an amended landscaping scheme to maximise the amount of tree planting to the boundaries and provide some limited tree planting within the main car park is welcomed.

Traffic and transport 6.23 The NPPF requires that development proposals provide for safe and suitable access for all and that development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. Policy INF1 of the JCS requires safe and accessible connections to the transport network

6.24 As the proposed floorspace is within the quantum of development already assessed and granted outline planning permission there is no additional floorspace to consider in terms of impact on the highway.

6.25 A shared footway/cycleway currently crosses the site linking the development site to Liddington Road to the north, via an underpass and also the west of the site connecting to Barnett Way to the south via a shared use footbridge over Corinium Avenue. Condition 31 on the outline planning permission requires details of the diversion, (including any temporary works required to maintain safe use), of the existing footway/cycleway prior to the commencement of development. The approved works are required to be implemented prior to the occupation of the development. The Secretary of State has now approved the stopping up and diversion of this footpath and the details have also been submitted to address condition 31.

6.26 The Highway Authority requested clarifications and amendments to the originally submitted plans and these have now been addressed to the satisfaction of the Highway Authority. No highway objection is raised subject to the inclusion of conditions.

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Residential amenity 6.27 Paragraph 17 of the NPPF provides that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. This is reflected in Policy SD14 of the JCS which requires that new development must cause no harm to local amenity including the amenity of neighbouring occupants.

6.28 It is intended that the facility would operate on a 24-hour basis with HGV deliveries occurring between 22:00 and 05:00 hours with van delivery operations leaving the site between 06:00 and 21:00 hours.

6.29 The closest noise sensitive properties are the residential houses located to the north of the site, beyond the railway and the Premier Inn to the east of the site. At its closest point the distance between the site boundary and rear garden boundary of the closest residential properties on Liddington Road is approximately 42 metres, with a distance of some 220m from the nearest dwelling to the northern façade of the proposed warehouse building. The railway line bounding the development is approximately 3 metres above ground level. A condition was included on the outline planning permission requiring the submission of a noise management plan to include any noise mitigation measures necessary to protect the amenity of the occupiers of the residential properties to the north of the site together with the adjacent hotel.

6.30 The submitted noise report is an acoustic appraisal of how the development will impact on the existing noise climate and in particular on the hotel and nearby residents. The Environmental Health Advisor has indicated that this report is a far more robust approach to than what was required by condition 6 on the outline planning permission. The report assesses the potential noise generation by the proposed new facility to determine any adverse impacts on neighbouring noise sensitive properties.

6.31 The surveys undertaken found that the existing noise climate across the site and at the nearest dwellings and hotel is currently primarily determined by traffic flows on the A417 with some intermittent rail noise to the north and the Unilever site to the west. There will also be additional noise at times from activities at the other commercial premises.

6.32 The assessment concludes that the operation of the proposed facility will not have any significant adverse impact upon the occupants of the houses to the north or the Premier Inn to the east and therefore no specific control measures are required. The report does, however, state that it would be beneficial to adopt good practice measures to minimise any extraneous noise emissions from the site. The measures recommended include: • Placement of prominent signs at key locations instructing visiting personnel of the need to minimise noise emissions; • Instruction to all drivers to turn off the engines of stationary vehicles; • Instruction to drivers to use vehicle horns only in cases of emergency; • Instruction to drivers to switch off vehicle radios when on site; and • Minimise the number of external storage areas or waste skips and restrict the disposal times to daytime only.

6.33 No objection is raised by the Environmental Health Adviser subject to a condition to ensure that the operator complies with the recommendations set out in Section 9 of the Noise report to further mitigate any impact.

Page 42 Ecology 6.34 Policy SD9 of the JCS provides that the biodiversity and geological resource of the JCS will be protected and enhanced.

6.35 In accordance with the requirements of Condition 7 of the outline planning permission a Biodiversity Management Plan has been submitted in support of the current application.

6.36 The site currently comprises an area of rough grassland with scattered and dense scrub, hard surfacing, amenity grassland and amenity planting. The Horsbere Brook runs along the north-east corner of the site. It is proposed to retain and enhance the Horsbere Brook and attenuation pond with newly created habitats proposed to benefit and enhance the overall ecology on the site to include new shrub and tree planting, flowering lawn and wildflower grassland together with additional faunal specific enhancements for bats, birds, reptiles and invertebrates.

6.37 The Ecological Advisor has confirmed that the recommendations of the Biodiversity Management Plan are acceptable subject to a plan being provided indicating the positions of the ecological enhancements. These details are to be included on the amended landscaping plans.

Economic considerations 6.38 The construction phase would support employment opportunities and therefore the proposal would have an economic benefit. No information has been provided by the end user on the definitive number of people that are likely to be employed on the site. However, based on general employer density guides the agent for the application has calculated that approximately 200 jobs would be a reasonable estimate.

6.39 In the context of the NPPF advice that ‘significant weight should be placed on the need to support economic growth through the planning system’, this adds some weight to the case for granting permission.

Overall Balancing Exercise and Conclusion 6.40 Section 38(6) of the Town and Country Planning Act 1990 provides that, if regard is to be had to the development plan, the determination must be made in accordance with the development plan unless other material circumstances indicate otherwise. Section 70(2) of the Act provides that the local planning authority shall have regard to the provisions of the development plan, so far as material to the application.

The application has been considered in the context of the policies and guidance referred to above.

Benefits 6.41 The proposed development would bring about the development of a vacant employment site with significant economic benefits and employment opportunities both during and post construction.

Harms

Page 43 6.41 The application site is currently undeveloped and provides a biodiverse green area. Ideally there would be a greater amount of planting within the site to help mitigate the loss of this biodiversity. As submitted the proposed landscaping scheme is unacceptable to the Landscape Advisor and Arboriculturist on the basis that there is insufficient tree planting proposed. A revised landscaping scheme is being prepared to address some of these concerns with additional tree planting to be proposed to the periphery of the site with the potential for some tree planting within the car park. It is, however, understood that any planting within the car parks will be limited due to the site specific constraints outlined in paragraph 6.22.

Neutral Impacts 6.42 The proposal will mitigate the impact and provide some enhancement to the ecology on the site. Evidence submitted in the Noise Management Plan indicates that development will not have any significant adverse impact upon the occupants of neighbouring properties.

6.43 Conclusion This application has been considered in the context of the policies and guidance referred to above. The proposal is generally consistent with the outline planning permission and with those policies and guidance in terms of design, materials, highway safety implications, impact upon the amenity of any neighbours and the local area. There is, however, an outstanding objection from the Landscape Advisor in relation to the lack of tree planting within the car parking areas. While this is regrettable and the inclusion of the additional tree planting would improve the overall quality of the scheme in terms of both sustainability and visual impact, the applicants have sought to work with Officers to further improve the overall landscaping scheme. In light of the above assessment and in particular the substantial investment and employment opportunities to be generated by the development, on balance, and subject to the receipt of a satisfactory landscaping scheme, the proposal is considered acceptable and accordingly it is recommended that reserved matters approval is granted.

7.0 RECOMMENDATION OF THE CITY GROWTH AND DELIVERY MANAGER

7.1 That subject to the submission of an acceptable amended landscaping scheme, reserved matters approval is GRANTED subject to the following conditions;

Condition 1 The development hereby permitted shall be carried out in accordance with the application form, the and drawing numbers: • Site Plan – Drawing No. 000-PEV-XX-ZZ-DR-A-1250 Rev. P21 • Proposed Elevations – Drawing No. 000-PEV-02-ZZ-DR-A-9000 Rev. P09 • General Arrangement Plan – Drawing No. 000-PEV-02-DR-A-1201 Rev P04 • Proposed Sections Vehicle Storage – Drawing No. 0000-PEV-01-ZZ-DR-A-4101 Rev P05 • Proposed Elevations Vehicle Storage – Drawing No. 0000-PEV-10-ZZ-DR-A-9001 Rev P05 • Typical Layout Vehicle Storage – Drawing No. 0000-PEV-01-01-DR-A-1205 Rev P05 • Ground Floor Plan – Drawing No. 000-PEV-02-00-DR-A-1200 Rev P06 • First Floor Plan – Drawing No. 000-PEV-02-01-DR-A-1201 Rev P03 • Roof Plan – Drawing No. 0000-PEV-02-DR-A-5300 Rev P04 • Typical Cross Sections – Drawing No. 000-PEV-02-ZZ-DR-A-4100 Rev P05 • Swept Path Analysis 7.5 Tonne Rigid Vehicle – Drawing No. CWA-19-286-701 Rev P2 • Swept Path Analysis Articulated Vehicle – Drawing No. CWA-19-286-700 Rev P2

Page 44 Except where these may be modified by any other conditions attached to this permission.

Reason To ensure that the development is carried out in accordance with the approved plans.

Condition 2 The recommendations identified in Section 9 of the Noise Impact Assessment Revision 2-01 June 2020, prepared by Hoare Lea (Project number 10/12218, Document reference: Barnwood Gloucester – REP-1-12218-05-AM-20200526-Noise Impact Assessment-Rev2.docx) shall be implemented in full prior to the first use of the site and thereafter maintained for the lifetime of the development.

Reason In the interest of the amenity of the occupiers of neighbouring properties.

Condition 3 Notwithstanding the submitted plans the development shall not commence until details of pedestrian and cycle crossing over the northern road has been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the first use of the development hereby permitted.

Reason To promote active travel and ensure a safe and suitable crossing is provided.

Condition 4 The development hereby approved shall not be brought into use until a minimum of 5% (10) staff/visitor car park electric vehicle charging spaces have been provided with electric charging points in locations in accordance with drawing number 000-PEV-XX-ZZ-DR-A-1252 – Rev P10 and power points shall be kept available and maintained for the use of electric vehicles as approved.

Reason To encourage sustainable travel and healthy communities.

Condition 5 No building or use hereby permitted shall be occupied or use commenced until the vehicle parking area (and turning space) shown on the approved plans Highways Clarifications Site Plan 000-PEV-XX-ZZ-DR-A-1258 Rev P01 has been completed and thereafter the area shall be kept free of obstruction and available for the parking of vehicles associated with the development.

Reason To ensure that there are adequate parking facilities to serve the development constructed to an acceptable standard.

Condition 6 The development hereby permitted shall not be occupied until the cycle storage facilities including showers and changing facilities have been made available for use in accordance with the submitted plan Highways Clarifications Site Plan 000-PEV-XX-ZZ-DR-A-1258 Rev P01 and those facilities shall be maintained for the duration of the development.

Reason To ensure the provision and availability of adequate cycle parking.

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Person to Contact: Caroline Townley (396780)

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Planning Application: 20/00775/REM

Address: Land at Barnwood Link Road Gloucester

Committee Date:

© Crown copyright and database rights 2011 Ordnance Survey 10019169 Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

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Page 49 This page is intentionally left blank Development Control 4th floor Herbert Warehouse The Docks, Gloucester GL1 2EQ Tel: 01452 396786 Email: [email protected] Website: www.gloucester.gov.uk/planning

APPLICATION ON: 18/00299/FUL VALIDATED ON: 12th March 2018 TO: . Peveril Securities Limited c/o Mr John Dickinson WYG Planning Limited Rowe House 10 East Parade Harrogate HG1 5LT North Yorkshire

TOWN AND COUNTRY PLANNING ACT 1990 TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (ENGLAND) ORDER 2015 Land At, Barnwood Link Road, Gloucester, Location: Proposal: Variation of conditions 1, 3, 4, 6, 9, 10, 11, 13, 14, 16, 17, 18, 19, 22, 27, 33 of planning permission reference 14/01035/OUT for mixed use employment development (Use Classes B1, B2, B8) and car showroom. Outline application means of access not reserved. Variation to conditions sought to allow for the phased development of the site.

In exercise of its powers under the above-mentioned Act and Order the City Council as the Local Planning Authority GRANT PERMISSION for the development described above in accordance with the terms of the application and the plan/s submitted therewith subject to the following conditions:

Condition 1 Approval of details of the appearance, landscaping and layout (hereinafter called "the reserved matters") for the development, or phase of development, shall be obtained from the Local Planning Authority.

Application for approval of the reserved matters for the development, or each phase of the development, on the site shall be made to the Local Planning Authority before the 22nd September 2020.

Reason Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

Condition 2 The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last reserved matters to be approved.

Reason Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

Page1 of 51 11 Condition 3 Approval of the reserved matters shall be obtained from the Local Planning Authority in writing before any development, or phase of development, takes place on site, or that phase of development on site.

Reason To enable the Local Planning Authority to exercise proper control over these aspects of the development and to ensure that the development accords with local and national planning policy guidance.

Condition 4 Plans and particulars of the reserved matters referred to above shall be submitted in writing to the Local Planning Authority and shall be carried out as approved for the development, or that phase of development, on the site.

Reason Required to be imposed by Section 92 of the Town and Country Planning Act 1990.

Condition 5 The development hereby approved shall be carried out strictly in accordance with the approved unnumbered site location plan received by the Local Planning Authority on 30th August 2014 and any other conditions attached to this permission.

Reason To ensure that the development is carried out in accordance with the approved plans and in accordance with policies contained within Second Deposit City of Gloucester Local Plan (2002).

Condition 6 Details to be submitted for approval for reserved matters shall include a Noise Management Plan for the development, or that phase of development, to include any mitigation measures that may be necessary to control noise emanating from the site, or that phase of the site and ensure there is no adverse impact on the occupiers of neighbouring properties. The approved scheme shall be implemented before the occupation of the unit to which it relates and maintained for the lifetime of the development.

Reason In order to protect the amenity of occupiers of nearby properties in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 7 Details to be submitted for approval for reserved matters shall include a strategy identifying how the biodiversity of the site will be maintained over the long term and include the association with the Horsbere Brook and its importance with regards to green infrastructure. The approved scheme shall be implemented in accordance with a timescale to be agreed in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Page2 of 5211 Reason To ensure that the nature conservation interest and biodiversity of the site is protected in accordance with Policy SD9 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 8 No development shall take place until full details of the proposed method, mitigation and translocation strategy for the Slow Worm population has been submitted to and approved in writing by the Local Planning Authority the approved strategy shall be carried out as approved.

Reason To ensure that appropriate measures are in place prior to the commencement of any works to safeguard and maintain a protected species in accordance with Policy SD9 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 9 No development or demolition (including all groundworks) shall take place within the application site, or that phase of the site until the applicant, or their agents or successors in tile, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation for the site, or that phase of the site, which has been submitted by the applicant and approved in writing by the Local Planning Authority.

Reason To make provision for a programme of archaeological mitigation, so as to record and advance understanding of any heritage assets which will be lost in accordance with paragraph 141 of the National Planning policy Framework and Policy SD8 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 10 No development shall take place on the site, or that phase of the site until samples of materials to be used externally for the development, or that phase of the development, have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason To ensure a satisfactory appearance of the development in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 11 Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts A to D have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until part D has been complied with in relation to that contamination.

A. Site Characterisation An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, or that phase of the site whether or not it originates on the site. The contents of the scheme for the site, or that phase of the site are subject to the approval in writing of the Local Planning Authority. The investigation and risk

Page3 of 53 11 assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report for the site, or that phase of the site is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

I. a survey of the extent, scale and nature of contamination;

II. an assessment of the potential risks to:

 human health,  property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,  adjoining land,  groundwaters and surface waters,  ecological systems,  archaeological sites and ancient monuments;

III. An appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

B. Submission of Remediation Scheme A detailed remediation scheme to bring the site, or that phase of the site, to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme for the site, or that phase of the site, must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme for the site, or that phase of the site, must accord with the provisions of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

C. Implementation of Approved Remediation Scheme The approved remediation scheme for the site, or that phase of the site, must be carried out in accordance with its terms prior to the commencement of development on the site, or that phase of the site, other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works on the site, or that phase of the site.

Following completion of measures identified in the approved remediation scheme, for the site, or that phase of the site, a verification report (referred to elsewhere as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

D. Reporting of Unexpected Contamination In the event that contamination is found at any time when carrying out the approved development, or that phase of the development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of part A, and where remediation is necessary a remediation scheme for the development, or that phase of the development must be prepared in accordance with the requirements of part B, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme for the

Page4 of 5411 development, or that phase of the development, a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with part C.

E. Long Term Monitoring and Maintenance A monitoring and maintenance scheme for the site, or that phase of the site, to include monitoring the long-term effectiveness of the proposed remediation, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Local Planning Authority.

Following completion of the measures identified in that scheme for the site, or that phase of the site, and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out on the site, or that phase of the site, must be produced, and submitted to the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11'.

Reason To ensure that appropriate measures are in place prior to the commencement of any works to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy SD14 of the adopted Joint Core Strategy (2017).

Condition 12 The development hereby permitted shall not commence until details for the disposal of surface water have been submitted to and approved in writing by the Local Planning Authority. The details submitted shall include the results of further investigations into exactly which brownfield areas drain to the existing balancing pond and proposals for the disposal of surface water in accordance with the principles of Sustainable Urban Drainage (SUDS). The approved scheme shall be implemented prior to the first use of the development and maintained thereafter for the life of the development. The details need to be submitted prior to the commencement of any works to ensure that the ability to implement a satisfactory drainage system is not compromised.

Reason There is currently a lack of clarity over exactly which pre-development brownfield areas drain to the existing balancing pond. To ensure satisfactory drainage arrangements are provided in accordance with sustainable objectives of Gloucester City Council and Central Government and Policy INF2 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017), Paragraph 103 of the National Planning Policy Framework and to ensure that the existing brownfield rates are reduced in accordance with Gloucester City Council's SFRA (Strategic Flood Risk Assessment). The details need to be submitted prior to the commencement of any works to ensure that the ability to implement a satisfactory drainage system is not compromised.

Page5 of 55 11 Condition 13 No development shall commence on site, or that phase of the site, or machinery or materials brought onto the site, or that phase of the site, for the purpose of development until a landscape scheme for the site, or that phase of the site, has been submitted to and approved in writing by the local planning authority. The submitted design shall include scaled drawings and a written specification clearly describing the species, sizes, densities and planting numbers. Drawings must include accurate details of all existing trees and hedgerows with their location, species, size, condition, any proposed tree surgery and an indication of which are to be retained and which are to be removed.

Reason To ensure that appropriate measures are in place prior to the commencement of development to ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 14 The landscaping scheme approved under condition 13 above for the site, or that phase of the site, shall be carried out concurrently with the development hereby permitted on the site, or that phase of the site, and shall be completed no later than the first planting season following the completion of the development on the site, or that phase of the site. The planting shall be maintained for a period of 5 years. During this time any trees, shrubs or other plants which are removed, die, or are seriously retarded shall be replaced during the next planting season with others of similar size and species unless the local planning authority gives written consent to any variation. If any plants fail more than once they shall continue to be replaced on an annual basis until the end of the 5 year maintenance period.

Reason To ensure a satisfactory and well planned development and to preserve and enhance the quality of the environment in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 15 All trees and hedgerows to be retained shall be protected in the course of construction works by secure fencing of a type and location to be agreed in writing by the Local Planning Authority prior to the commencement of development on any phase. The protective measures, which shall accord with BS5837 - Trees in Relation to Construction, shall be maintained throughout the construction period and no soil or materials shall be placed within the protected areas.

Reason To ensure adequate protection to existing trees which are to be retained, in the interests of the character and amenities of the area in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Page6 of 5611 Condition 16 Prior to the commencement of development on the site, or that phase of the site, a Flood Management Plan shall be submitted to and agreed in writing by the Local Planning Authority. The Management plan shall include procedures for the evacuation of the site, or that phase of the site, in the event of flooding and the design and location of appropriate signage and flood warning notices to make employees and visitors to the site aware of the potential flood risk at the site, or that phase of the site, and evacuation procedures during times of flood. The approved Management Plan for the site, or that phase of the site, shall be implemented prior to the first occupation of the development or that phase of development, with the approved notices kept legible and clear of obstruction and maintained as such for the life of the development.

Reason To ensure that appropriate measures are in place prior to the commencement of development to ensure that owners, occupiers and visitors to the site are aware that the site is at risk of flooding and have suitable evacuation procedures in place in accordance with the National Planning policy Framework and in accordance with Policy INF2 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 17 No development, or phase of development, shall take place, including any works of demolition, until a Construction Method Statement for the site, or that phase of the site, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period on the site, or that phase of the site. The Statement shall: i. specify the type and number of vehicles; ii. provide for the parking of vehicles of site operatives and visitors; iii. provide for the loading and unloading of plant and materials; iv. provide for the storage of plant and materials used in constructing the development; v. provide for wheel washing facilities; vi. measures to control the emission of dust and dirt during the demolition and construction phases from ground works, haul roads, stockpiles and material handling/removal. vii. specify details of the light from security compounds viii specify details for the storage of waste.

Reason To reduce the potential impact on the public highway and to safeguard residential amenity and prevent pollution in accordance with Policies INF1 and SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017) and paragraph 35 of the National Planning Policy Framework.

Condition 18 During the construction phase no machinery shall be operated, no process shall be carried out and no deliveries taken at or dispatched from the site, or that phase of the site, outside the following times: Monday-Friday 8.00am-6.00pm, Saturday 8.00am-1.00 pm nor at any time on Sundays, Bank or Public Holidays.

Reason To protect the amenity of local residents in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Page7 of 57 11 Condition 19 During the construction phase no power tools or machinery shall be used on the site or that phase of the site, other than portable hand tools between 08:00 and 08:30hrs Monday - Friday or between 08:30 and 09:00hrs Saturdays.

Reason To safeguard the amenity of the area in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition20 No materials or substances shall be burnt within the application site during the construction phase.

Reason To safeguard residential amenity and prevent pollution in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 21 During the full term of the construction (including preparatory groundworks) no construction traffic connected with any aspect of the development (including delivery vehicles) shall park on Liddington Road.

Reason To safeguard residential amenity and prevent pollution in accordance with Policy SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 22 The development, or phase of the development, shall not be occupied until details of a lighting scheme to illuminate the external areas of the application site, or phase of the site, have been submitted to and approved in writing by the Local Planning Authority. The details shall include the lighting fixtures, their location on the site/on the buildings, and the extent of illumination. The scheme for the site, or that phase of the site, is also to include details on how the impact of how floodlights and external lighting will be minimised. The approved lighting scheme shall be implemented prior to the commencement of the use of the development, or phase of the development and maintained for the duration of the use of the site unless otherwise agreed in writing by the Local Planning Authority.

Reason To reduce unnecessary light pollution and its impact upon crepuscular fauna, to safeguard local amenities and in the interests of crime prevention in accordance with Policies SD4 and SD14 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 23 No built development shall take place within Flood Zones 2 and 3 as identified on the Environment Agency Flood Maps.

Reason To protect the development from flooding in accordance with Policy INF2 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Page8 of 5811 Condition 24 There must be no buildings, structures (including gates, walls and fences) or raised ground levels within 8 metres of the bank of the Horsbere Brook unless agreed otherwise in writing by the Local Planning Authority.

Reason To maintain access to the watercourse for maintenance or improvement and provide overland flood flows in accordance with Policy INF2 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 25 The total provision of gross floorspace in each Use Class shall not exceed:

 11,973 square metres of Class B1 (business use).  20,583 square metres of Class B2 (general industrial use).  20,538 square metres of Class B8 (storage or distribution use).

As defined in the Town and Country Planning (Use Classes) Order 1987 (as amended).

The total gross floorspace figure for Classes B1, B2 and B8 uses on the site shall not exceed 26,217 square metres.

Reason In the interests of highway safety to ensure that there are no additional vehicle movements on the surrounding public highway that have not been assessed as part of the planning submission which would result on additional use of a road considered unsuitable to serve further development contrary to Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 26 The finished floor levels of the proposed units shall be set at least 300mm above surrounding ground levels.

Reason To protect the development from flooding in accordance with Policy INF2 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 27 Prior to the occupation of the development or phase of the development, hereby permitted, the vehicular access shall be laid out and constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority. The access arrangements shall be broadly in accordance with the submitted drawing no. 33150/PHL/202 Rev A. The approved access shall be shall be maintained in accordance with the approved details thereafter.

Reason To reduce potential highway impact by ensuring that a safe and secure access is laid out and constructed that minimises the conflict between traffic and cyclists and pedestrians in accordance with paragraphs 32 and 35 of the National Planning Policy Framework.

Page9 of 59 11 Condition 28 Unless full details of a scheme of alternative floorspace combinations is submitted to and approved in writing by the Local Planning Authority no greater than 1,900 square metres of Class B1 Use or 7,000 square metres of Class B2 Use or 2,900 square metres Car Showroom use, as defined in the Town and Country Planning (Use Classes) Order 1987 (as amended), shall be brought into beneficial use prior to the Elmbridge Improvement Scheme drawing no SD 25988.P.002 Rev U being implemented.

Reason To ensure that the Elmbridge Court Roundabout junction has sufficient capacity to accommodate the additional vehicle movements generated by the development in accordance with Paragraph 32 of the National Planning Policy Framework and Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 29 Prior to works commencing on the new signalised junction with the A417 and site access road the existing lay-by on the southbound carriageway shall be relocated to the north of the railway bridge in accordance with details to be submitted to and approved in writing by the Local Planning Authority and completed in all respects. These details shall be broadly in accordance with drawing no PHL-203 Rev C.

Reason To reduce potential highway impact by ensuring that a safe and secure access is laid out and constructed that minimises the conflict between traffic and cyclists and pedestrians in accordance with paragraphs 32 and 35 of the National Planning Policy Framework and Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 30 No building on the development shall be occupied until the carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public Highway to that building have been completed to at least binder course level and the footway(s) to surface course level.

Reason To minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with the National Planning Policy Framework.

Condition 31 Prior to any works commencing on site details of the diversion (including any temporary works required to maintain safe use) of the existing cycleway/footway from Welveland Lane to Liddington Road shall be submitted and approved in writing by the LPA, those details once approved shall be implemented prior to occupation of the proposed development.

Reason To ensure that appropriate measures are in place prior to the commencement of development to minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with the National Planning Policy Framework.

Page10 of 60 11 Condition 32 The approved Travel Plan shall be implemented in accordance with the details and timetable therein, and shall be continued thereafter, unless otherwise agreed in writing by the Local Planning Authority.

Reason To ensure that the opportunities for sustainable transport modes are taken up in accordance with paragraphs 32 and 36 of the National Planning Policy Framework and Policy INF1 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Condition 33 No development shall commence on site, or phase of the site, until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants for the benefit of the commercial development in a location agreed with the Local Planning Authority and should meet the requirements of Building Regulations Approved Document B Volume 2 Sections 15 &16 (Fire Hydrants/Water Supplies and Vehicle Access). The commercial development buildings shall not be occupied until the hydrants have been provided to the satisfaction of the Local Planning Authority.

Reason To ensure that appropriate measures are in place prior to the commencement of development to ensure adequate water infrastructure provision is made on site for the local fire service to tackle any property fire.

Condition 34 No construction of any building shall commence until details of measures to discourage seagulls from nesting and roosting on the building have been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented in full prior to the occupation of any building, unless otherwise agreed in writing by the Local Planning Authority.

Reason In the interests of the appearance of the development and to avoid nuisance caused by nesting and roosting seagulls, in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

Note 1 Work under this Approval, directly affecting a public right of way, should not be commenced until a Diversion Order is confirmed and operational.

Note 2 For the avoidance of doubt the indicative layout plan has been provided for illustrative purposes only to demonstrate that the scale of development proposed can be satisfactorily accommodated on the site.

Date: 6th June 2018

City Growth & Delivery Manager

PLEASE SEE NOTES SET OUT IN THE ENCLOSED LEAFLET

Page11 of 61 11 This page is intentionally left blank Agenda Item 7 GLOUCESTER CITY COUNCIL – TREE PRESERVATION ORDER

Committee: Planning

Date: 3 November 2020

Address/Location: 15 Barnwood Avenue Gloucester GL4 3DA

Application No: 20/00730/TPO

Ward: Barnwood

Expiry Date: 24.09.2020

Applicant: Mr George Wilson

Cedar (T1) - Fell because the tree has outgrown its constrained location, overhangs two houses, and two drives, and sheds healthy branches which are Proposal: large enough to pose a significant safety threat to persons underneath. As demonstrated this is not a suitable site for a replacement tree. Inspection report enclosed.

Report by: Justin Hobbs

1 – Tree location plan 2-- Application form to fell the tree Appendices: 3 – BJ Unwin Tree Inspection Report 4 – Letter from applicant in support of the application 5 – Four photographs of fallen branches.

Executive Summary:

This report details an application to fell a protected cedar tree at 15 Barnwood Avenue, Gloucester.

Recommendation:

It is recommended the application to fell the tree is refused.

Reasons for Recommendation:

The tree is of significant amenity value in the vicinity, the reasons for the application to fell, and the supporting documentation provided, do not justify the removal of the tree, there are alternative options to removal (pruning) which would alleviate the applicants concerns and enable the tree to be retained.

1.0 INTRODUCTION

1.1 The mature cedar tree subject to this application is protected by a TPO made 11 May 2000 and confirmed 8 November 2000. Refer to appendix 1 for tree location plan.

1.2 The tree is located on the shared front driveway of No 15 & 15A Barnwood Avenue with the house of No 13 immediately to the North. The tree is approximately 20m high with a canopy spread of approximately 8m – 9m all round. The canopy is elevated, with the first major branches beginning at approximately 7m. In summary it is a large, mature tree, clearly visible in the vicinity.

1.3 An application to fell the tree was received on 29 July 2020. Refer to appendix 2 for the Page 63 application. A health and safety inspection report of the tree by BJ Unwin, arboricultural consultant, was submitted with the application. Refer to appendix 3 for the inspection report.

1.4 Your tree officer inspected the tree in light of the application on 29 September 2020. I subsequently informed the applicant the matter would be put before planning committee with a recommendation to refuse the application. The applicant emailed (19 October 2020) a letter supporting the application. Refer to appendix 4 for the letter.

2.0 RELEVANT PLANNING HISTORY .

Application Proposal Decision Decision Number Date 17/01335/TPO Works as discussed with tree officer on 1 TPDECS 21.12.2017 December 2017 - T1 (Cedar) - reduce lowest limb over hanging No 13 by up to 25% back to suitable growth point, reduce lowest limb facing No 15 by up to 25% back to suitable growth point. T2 (Beech) - reduce lowest branch on north east side back to fence line. Reduce next large limbs above by 20 - 25 % in line with canopy shape. 20/00730/TPO Cedar (T1) - Fell because the tree has outgrown its constrained location, overhangs two houses, and two drives, and sheds healthy branches which are large enough to pose a significant safety threat to persons underneath. As demonstrated this is not a suitable site for a replacement tree. Inspection report enclosed.

3.0 DISCUSSION

3.1 The reasons for the application, as stated on the application form are:

Fell because the tree has outgrown its constrained location, overhangs two houses, and two drives, and sheds healthy branches which are large enough to pose a significant safety threat to persons underneath. As demonstrated this is not a suitable site for a replacement tree. Inspection report enclosed.

3.2 The BJ Unwin report states the following:

4.6.1The cedar is a large tree providing local amenity value. However, it has outgrown its constrained location, overhangs two houses, and two drives, and sheds branches which are large enough to pose a significant safety threat to persons underneath. 4.6.2 Although the tree is growing in a small elevated island surrounded by asphalt, there is limited evidence of a significant windthrow risk. 4.6.3 Previous removal of dead wood is not sufficient to remove the threat of future branch failure, because the architecture of the tree includes numerous long, end-heavy, limbs and branches. 4.6.4 As well as any objective threat, the tree poses a significant over-bearing impact Page 64 on three properties underneath.

3.3 The applicant’s letter of support for the application accepts the tree is in good condition, with no signs of disease. However, the applicant states healthy branches have been lost in the past 4 years and the pruning of branches will reduce but not eradicate the risk of harm. The applicant has submitted photographs of fallen branches (refer to appendix 5 for the photographs). The applicant refers to a fatality in Kew Gardens in 2012 when a branch fell from a healthy cedar tree which was regularly inspected and maintained. If the application to fell is refused, the applicant requested the city council acknowledge liability for any injury or damaged caused by the tree in the future.

4.0 OFFICER OPINION

4.1 The reasons application to fell this tree are twofold; it poses a significant safety threat, and it has outgrown its constrained location, I will discuss each in turn.

4.1 Tree Safety: I inspected the tree on 29 September2020. Inspection was from ground level and I could find no significant signs of defects, disease, or pathogens that would lead me to conclude that the tree, or large parts of it are unhealthy or dangerous. It is clear some branches up to a diameter of 75mm have been lost within the last 3 months. At the time of inspection, I could see a small number of detached branches caught in the canopy. In my opinion, given the spate of unprecedented winter storms and the summer storm at the end of August, it is unsurprising that the tree has lost some branches. However, despite these unprecedented storms, the tree has overwhelmingly kept its shape, and has not lost major limbs, and this, in my opinion, helps indicate a healthy and overall structurally sound tree.

4.2 Trees are living organisms and self-supporting dynamic structures. Their physiological and structural condition can change rapidly in response to a wide range of biotic/abiotic factors, such as severe weather events. In recognition of this, and to try and prevent any reasonably foreseeable harm or damage occurring, it is recommended that owners of large trees, have them regularly inspected by a suitably competent arboricultural specialist or consultant for health. This will help identify any problems with the tree and recommend any remedial works to help ensure the tree is as safe as can be reasonably expected. This will also help tree owners be in a defendable position in cases of liability if damage or harm is caused as they will have fulfilled their ‘duty of care’ by having the tree inspected and recommended works undertaken to avoid reasonably foreseeable harm or damage.

4.3 The owners of this tree have had the tree inspected by an arboricultural consultant on at least 2 occasions in the last 4 years. This resulted in an application for remedial works (17/01335/TPO), which was granted consent. The latest inspection can be found in appendix 3. This report states the trees does “shed branches which are large enough to pose a significant safety threat to person underneath”. This could be true of many large tree species. However, the report does not recommend the removal of the tree to remove this threat. The report does recommend works that will significantly reduce the risk of branch breakage. If an application was submitted to undertake these works, it would be granted consent. Furthermore, TPO legislation allows for the removal of deadwood and branches and for any urgent/emergency works without the need for a formal, time consuming application (a so called ‘5 day notice).

4.4 To summarise, from a tree safety aspect, no tree can ever be 100% safe, particularly during severe weather events, to reduce the risk of harm and damage, and liability, it is recommended large trees such as this are regularly inspected, and recommended works undertaken. This has happened, and remedial works have been recommended, not the entire removal of the tree Page 65

4.5 Tree location: The tree is of significant amenity value, all parties agree on this. With regard to the location and whether it has outgrown its location, I do not believe the tree has outgrown its present location. This is an ambiguous, subjective area. However, this part of Barnwood Avenue is characterised by large late 19th Century/Early 20th Century detached properties with large gardens and mature trees, I would therefore contend the tree is in keeping with the characteristic of the area. Furthermore, although growing in a shared drive area, it does not block access, and although the canopy is high, it does not interfere with or touch houses. The tree is fully mature and has been for a number of years, the current owners would have been aware of the size of the tree and its location when they purchased the property.

5.0 CONCLUSION

5.1 Committee are recommended to refuse the application to fell.

5.2 If committee refuse the application to fell, the applicant can appeal the decision to the Planning Inspectorate within 28 days of the decision.

Person to Contact: Justin Hobbs (396897)

Page 66

Planning Application: 20/00730/TPO

Address: 15 Barnwood Avenue Gloucester GL4 3DA

Committee Date:

© Crown copyright and database rights 2011 Ordnance Survey 10019169 Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

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Parsonage Farm B. J. UNWIN FORESTRY CONSULTANCY Ltd. Longdon Jim Unwin BScFor, MICFor, RCArborA, FArborA, CEnv. Tewkesbury Chartered Forester Glos. Arboricultural Association Registered Consultant GL20 6BD Fellow of the Arboricultural Association UK Chartered Environmentalist. T: 01684 833538 M: 07860 376527 E: [email protected]

Ref: 22nd June 2020 - BJU/mmi

George Wilson Esq., East Grove Limited, 15 Barnwood Avenue, Gloucester, GL4 3DA M: +447528472447 E: mailto:[email protected]

Dear Mr Wilson,

Inspection of Cedar at No.15 Barnwood Avenue.

1. Instruction. 1.1 You wish to establish the health & safety of a large cedar on your drive. 1.2 Therefore, you have asked B.J. Unwin Forestry Consultancy to inspect the tree, and advise, subject to quote. You have had previous work done, permitted via the City Council.

2. Inspection. 2.1 I visited the site on the 9th June 2020, and made an accompanied site inspection with you. The inspection included only the cedar. 2.2 The survey was from ground level. It involved visual observation, and sounding with a hammer; and chisel and long steel rod if required (Visual Tree Assessment: Mattheck and Breloer 1994 and Lonsdale 1999). We have not checked, but we understand the cedar is protected by a Gloucester City Council TPO. 2.3 The survey was by Jim Unwin, who has >40 years’ experience working with trees, and checked by Jim Unwin, (professional CV attached).

Notes: Copyright: This report is copyright of BJUFC, and licensed only to the client, site and purpose(s) named above. It may not be assigned without the author’s permission. Under GDPR we forbid any personal details be used for marketing or colscalling. Limitation of Report:-The statements made in this Report do not take account of the effects of extremes of climate, vandalism or accident, whether physical, chemical or fire. BJUFC cannot therefore accept any liability in connection with these factors, nor where prescribed work is not carried out in a correct and professional manner in accordance with current good practice. The authority of this Report ceases at any stated time limit within it, or if none stated after two years from the date of the survey or when any site conditions change, or pruning or other works unspecified in the Report are carried out to, or affecting, the Subject Tree(s), whichever is the sooner.

Tree and Woodland Consultancy Woodland Valuation and Timber Sales

Landscape Management Visual Tree Visit our website: www bjunwin.co.uk for more information Assessment Page 75

J:\Jim\Arb reports 2017\Barnwood Av No15 may20\Barnwood Ave cedar BJUFC Jun20.doc

3. The Site. 3.1 The site inspected is two parallel asphalt drives to No 15 and No.15A, with the house of No.13 immediately to the north, and No.17 immediately to the south. 3.2 Geology from BGS website for the site is:- Superficial deposits: No superficial deposits recorded Bedrock geology: Charmouth Mudstone Formation - Mudstone. Sedimentary bedrock formed between 199.3 and 182.7 million years ago during the Jurassic period. Only 25m north are superficial deposits: Cheltenham Sand and Gravel - Sand and gravel. Sedimentary superficial deposit formed between 2.588 million years ago and the present during the Quaternary period. Subsoil under the tree is likely to be fine-textured, and the underlying silty beds are likely to have volume-change potential. 3.3 There is no suggestion of subsidence in the houses, so we need consider it no further. Drive surfaces are being lifted, see below. 3.4 2018 Google Earth below, shows the cedar’s constrained location.

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4. Trees.

4.1 The subject tree is a fully-mature deodar cedar, 7m from No.17, 8m from No.13, and overhanging two drives and gardens. Photo below.

4.2 DBH is 99cm, height is about 20m, and radial crown spread is 8m north to No.13, 8.7m east, 9m south over No.17, and 8m west.

4.3 The crown is broad and healthy. But the tree suffers from regular breakages of branches and limbs: typical of cedars, but here worsened by long limbs. Photo below shows a typical large-branch breakage.

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4.4 Photo below shows typical smaller branches, which have fallen off and damaged parked vehicles.

4.5 Both drives have been slightly lifted by cedar roots, example below.

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4.6 Discussion:-

4.6.1 The cedar is a large tree providing local amenity value. However, it has outgrown its constrained location, overhangs two houses, and two drives, and sheds branches which are large enough to pose a significant safety threat to persons underneath. 4.6.2 Although the tree is growing in a small elevated island surrounded by asphalt, there is limited evidence of a significant windthrow risk. 4.6.3 Previous removal of dead wood is not sufficient to remove the threat of future branch failure, because the architecture of the tree includes numerous long, end-heavy, limbs and branches. 4.6.4 As well as any objective threat, the tree poses a significant over-bearing impact on three properties underneath.

4.7 Recommendation:- 4.7.1 The cedar has sufficient inner foliage that branch tips could be pruned to significantly reduce the risk of branch breakage. 4.7.2 We would recommend about 1.5m off the outer canopy all around the tree, reducing to nothing off the upper tip. This would be best done with external access via a MEWP, with a good groundsman on the other side of the road guiding cut locations. Indicative post-pruning shape below. 4.7.3 An independent spire developing on the NW side needs reducing by 2-3m off height, as does one long limb to west over the drive. 4.7.4 At the same time all dead > 25mm diameter should be pruned out.

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4.7 Treework informatives, included for general information:- 4.7.1 Disturbance to wildlife. It is essential to check for nesting birds, bat roosts, badgers and hibernating animals such as hedgehogs under trees, before pruning or removing trees, as negligent disturbance is an offence under the EC Habitats Directive 92/43/EEC, Countryside and Rights of Way Act 2000, Protection of Badgers Act 1992. The Conservation (Natural Habitats, & C) (Amendment) Regulations 2007 make any damage or destruction of a breeding site or resting place of a European Protected species (mainly bats in a tree context) an offence. In general, autumn tree work: September, October and November is least disruptive to bats and birds. Work on very ivy-clad trees may need a formal pre-start bat assessment by a trained bat worker. 4.7.2 Permission Trees may be protected by a TPO, and could lie within a Conservation Area. Trees may be owned by third-parties. Trees may be protected by planning conditions. Felling trees > 8cm dbh or 10cm dbh for thinning may need a Felling Licence. Therefore, a contractor must satisfy himself that all necessary permissions from the local planning authority or tree owners are in place before touching trees. 4.7.3 Quality of Tree Work All off-ground tree work should be done by insured tree surgeon with certificates in aerial chainsaw use (new designations:- NPTC 020-04, 0020-05, 0020-07, 0021-01, 0021-07; LANTRA 600/5703/8, 600/5717/8, 600/5715/5, 600/5704/X, 600/5714/2), and working to BS3998:2010 and working to BS3998:2010, and “Treework at Height”, the Arboricultural Association’s ICoP. (Stumps can be left to shoot again, ground out, or grubbed out, or poisoned depending on location.)

This report may be submitted to local authority for permission, and to a contractor for quote. Please contact us if you have any queries, or require further assistance.

Yours sincerely,

For: B J Unwin Forestry Consultancy.

References: “The Body Language of Trees”. Claus Mattheck and Helge Breloer. HMSO 1994. “Principles of Tree Hazard Assessment and Management”. David Lonsdale. HMSO 1999. BS 3998: 2010 “British Standard Recommendations for Treework”.

Attached: • BJUFC professional CV.

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- B J UNWIN FORESTRY CONSULTANCY - Head office: Parsonage Farm, Longdon, Tewkesbury, Gloucestershire. GL20 6BD. Tel / Fax: 01684 833538. Home Tel: 01684 833795. Mob: 07860376527. E-mail: [email protected] Satellite Offices: - Haley Ridge, Highcliffe, Nr. Wadebridge, Cornwall, PL27 6TN. -105 Charfield Court, 2 Shirland Road, London, W9 2JR. Associate office: - 1 Market Place Mews, Henley-on-Thames, Oxfordshire, RG9 2AH. Principal: Jim Unwin BScFor, MICFor, FArborA, RCArborA, CEnv. Chartered Forester - ICF Registered Consultant - Fellow of the Arboricultural Association - Arboricultural Association Registered Consultant - Chartered Environmentalist. From: Jim Unwin To: Prospective Client Date: Sept2019 No. of pages: 2 Subject: Professional CV Below are set out B J Unwin Forestry Consultancy’s competences and experience. Insurance:- £5m Public Liability & £2m Professional Indemnity (renewed June). Personnel:- B J Unwin (born 1956) started his forestry career as a tree surgeon and landscape contractor in 1975. He studied forestry at Aberdeen University from 1977 to 1981, worked for Unilever as a Forestry Manager in the Solomon Islands from 1981 to 1983. Since then he has been based in Gloucestershire assisting clients to manage their woodland, trees and vegetation throughout Southern Britain, and occasionally in northern England, Scotland and Northern Ireland. In the mid-1980s to mid-1990s for a period of about ten years he taught chainsaw, tree felling and tree surgery courses at Worcestershire Agricultural College on a part-time basis. He was assessed and passed as a LANTRA assessor in these skills, and held NPTC certificates of competence in chainsaw use on the ground and up trees. He now works as a tree consultant / manager / contract manager to a range of clients listed below. For tree decay testing we have a PICUS II ULTRASOUND tomograph with electronic callipers and RESISTOGRAPH-R400 drill. He works with two self-employed arboriculturalists of >20 years’ combined experience:- Jasper Fulford-Dobson Arboricultural Association Registered Consultant - Associate Member of the Institute of Chartered Foresters - Professional member of the International Society of Arboriculture - Technicians Certificate (ArborA) 2005, now regarded as NQF “level 4” - Professional Tree Inspection Certificate (LANTRA) 2013, Owen Hutchison BSc(Hons) Agriculture & Estate Management, Level 4 Diploma Arboriculture, LANTRA Professional Tree Inspection & working with trees since 2007, & Alex Collier who achieved in July 2018 Level 5 Arboriculture Foundation Degree with a Distinction. In June 2016 achieved Pershore College Level 3 Extended Diploma in Forestry and Arboriculture, completing the course with a Distinction grade (+SC30). Plus a secretary/ plan technician; calling in extra help as required (eg ecologist or arboricultural assistant). On bigger projects he regularly works as a part of a multi-disciplinary team.

Current BJUFC qualifications are:- BSc Forestry Hons 1st Class, Aberdeen 1981. Chartered Forester No. 0330064, 1986. Fellow of the Arboricultural Association, 1995. Licensed Subsidence Risk Assessor, 1997-2001 (scheme closed in 2001). Completed Training in September 2002 to Prepare Native Woodland Plans for CCW and FC in Wales. Arboricultural Association Registered Consultant No. 42, 2004. LANTRA certificate for Arboriculture and Bats, BJU in 2005. Examined and approved to submit Welsh WGS as Management Planner and PAWS Assessor, 2006. Joined Utilities Vendor DataBase, Supplier No: 88101 in Feb 2006 (left 2010). Training and Certification in basic CAD operation 2006. Chartered Environmentalist April 2008. Woodfuel Production and Supply : LANTRA Certificate of Training Dec 2008. Training in CAVAT amenity tree asset valuation October 2010. Company Safety Policy:- We have been successfully assessed by Safety Management Advisory Services (SMAS) as meeting CDM Regs 2015 Core Criteria Stage 1, as a Worksafe Consultant No. 90180. expiry 27/09/2020. CITB Health, Safety & Environment Test for Managers & Professionals passed 22/01/2015. First-aid at work June 2013.

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Current clients and typical work include:- English Heritage Tree safety inspection contract 2007-2013 for East Midlands, East Anglia, London and SE England. Tree safety inspection contract for West of England & Midlands 2013-2019.

Planning Inspectorate (PINS) & Arboricultural Inspecting Officer in South-West England, South East England, West Midlands and Dept for Communities and Local East Midlands; advising the First Secretary of State on TPO appeals since 2000. Contract with DCLG Government. expired April 2008 when transferred to PINS. Contract continued with PINS, as Non-Salaried 2000-2017. Arboricultural Inspector, determining TPO appeals and High Hedge appeals. All non-salaried inspectors released in 2017.

Architects / Developers Complete Tree Constraints, Impact Assessment & Tree Protection advice for planning, working with / Planning Appeals other professionals to input arboriculture into more complex development schemes. Recent assignments in Liverpool to Dorset, Kent, Norfolk & London. All using BS5837:2012. FULL CAD CAPABILITY.

Amey Mouchel Ltd Overseeing Amey Tree Officer on motorway and trunkroad tree inspections throughout Midlands and Marches to 2012. Amey Mouchel are agents for Highways Agency.

CRH Tarmac Ltd, + Since 1990 working with Estates staff, quarry managers and Landscape / ecological consultancies Midland Quarry Products organising and managing contracts for tree and woodland planting both pre- and post- quarrying. Also + preparing landscape restoration schemes for straightforward sites plus landscape management on sites Quarryplan throughout southern England, East Anglia and south and south-west Wales. (Commendations for Land (in Northern Ireland). Restoration and Environmental improvements from Spelthorne Borough Council 2003.) Also in England & Northern Ireland ongoing tree consultancy for Quarryplan.

Land Agents Assisting Bruton Knowles clients’ with woodland management and other tree issues since 1984. We also assist clients of Fisher German and Savills on a regular basis.

Tarmac Central now CRH Since 1988 woodland management of Hopwas Hays Wood, Tamworth. Tarmac Ltd.

Rural estates in Herefordshire, Since 1983 woodland management, tree management, hedgerow management. Many are Ancient Worcestershire and woodlands and SSSI’s requiring detailed ecological management plans produced in consultation with Gloucestershire, plus private ecologists. About forty Farm Woodland Premium Schemes and about twenty Native Woodland Plans woodland owners in southern prepared to date in England and Wales. England and Wales. On-going EWGS grant applications. Input into Tir Gofal (and its successor) and Stewardship schemes. Better Woods for Wales (BWW) applications.

British Waterways Ten-year Tree and Vegetation Management Plans along canals and around reservoirs in London, Hertfordshire, Berkshire, Birmingham, Staffordshire, Worcestershire, Gloucestershire, Shropshire, Llangollen Canal, etc: plus help in dispute with riparian owners. This work ceased around 2011.

Stroud District Council Management of 49Ha woodland since 1989 on FC schemes plus grassland on DEFRA Stewardship Schemes, including HLS. Retired Nov07.

One–off clients Since 1983 assisting tree owners, developers, lawyers etc throughout southern or midland Britain, including Wales, on a wide range of tree-related issues including planning, planning appeals, subsidence, health & safety, disputes, vegetation control, expert witness, valuation of woodlands, standing and felled timber, Christmas trees etc, and tree and landscape planting schemes. Recently High Hedge issues and BS5837 are hot topics.

Malvern Hills District BJU Stand-in part-time Consultant Tree Officer Summer 2003. Council. South Oxfordshire District JF-D stand in Consultant Tree Officer summer 2009 to spring 2010. Council

Golf course & leisure facilities Assistance with development of Carden Park golf course in Cheshire. Management advice for trees on other golf courses: Eg Ross Golf Club, Swindon Golf Club .

Farm management Management of own 95Ha farmland since 1985.

Please do not hesitate to ask for further information. B J Unwin END.

Page 82 8 15 Barnwood Avenue Gloucester GL4 3DA

19 October 2020 Submission to Gloucester council planning committee

I am writing in support of my application to fell a cedar tree which is subject to a TPO. The TPO reference is TPO number 156, the tree is annotated as T1 on the order. While I am writing as the owner of the tree this application is supported by all of the property owners immediately surrounding this tree; 13, 15A and 17 Barnwood Avenue

The tree is in good condition annually maintained and there is no sign of disease. The tree is located within 8m of occupied houses and stands above the sole access to two properties. When originally planted those responsible were probably unaware of the eventual height of the tree or the potential danger posed by this type of tree from falling branches.

In the last four years the tree has lost perfectly healthy branches either due to high winds or snow, as the tree is regularly inspected no dead wood has fallen during my tenure. It is recognised that cedar trees are prone to branches snapping, despite being healthy, in adverse conditions. This creates a significant hazard should anyone be beneath the tree when this occurs. As the tree has in effect outgrown the space it occupies it has, in my view become a potential risk to life. The branches are heavy and as the lowest branches are eight meters from the ground, they have significant velocity when they fall. Larger branches that have broken off recently have caused damage for example breaking a fence panel. Had a similar branch landed on an individual or an occupied car it may have resulted in serious injury. This is not without precedent as a woman was killed in Kew Gardens in 2012 as a result of a branch falling from a cedar tree. In the Kew Garden case, the tree was regularly inspected and maintained by experts and yet, they were unable to predict this fatal failure. I have submitted, as supporting evidence some pictures of healthy branches that have fallen from the tree since I moved into the property in 2016. I also submitted a report on the tree completed in June 2020 by Jim Unwin a qualified arboricultural consultant. The report identifies the health and safety risk and recommends the removal of the longer limbs to reduce the potential threat. Of note only one of the branches recommended for pruning in the report fell during the last period of high wind, seven others however snapped and fell.

I contend pruning branches may reduce the risk but will not eradicate the risk and for me any risk to life is unacceptable. I am unable mitigate the risk by controlling access to the areas potentially affected by dropping branches as the tree is a threat to neighbouring properties. When the TPO was implemented (2000) the Kew garden incident had not occurred, however, to ignore this event now, could be deemed reckless and negligent in assessing risk to life. As I have a duty of care as the owner of the tree, I am formally requesting the consent of the council to remove the tree, as set out in the terms of the TPO. If this request is denied, I request that the council acknowledge liability for any injury or damage caused by the tree in the future, as I believe I will have discharged my legal responsibility as the owner through this request.

Yours sincerely

(original signed)

G C Wilson OBE MA

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Page 85 Page

Page 86 Page Agenda Item 8 GLOUCESTER CITY COUNCIL - DEVELOPMENT CONTROL

Committee: Planning

Date: 3rd November 2020

Address/Location: The Lannet, King Edwards Avenue, Gloucester

Application No: 20/00678/FUL

Ward: Moreland

Expiry Date: 6th November 2020

Applicant: Mr Dave Torrington

Refurbishment of changing rooms, including replacing flat roof with pitched, Proposal: external render and provision of 2 new openings to pitch side for access. provision of container storage to side of building.

Report by: Shane Burgess

Appendices: Site Location Plan

1.0 SITE DESCRIPTION

1.1 This application is being reported to Planning Committee as the development is on Council owned land and an objection has been received.

1.2 The application relates to the Lannett Playing Fields, located approximately 1 mile south of the city centre. The playing fields are bordered by Lannett Road and Dorney Road along the northern boundary and are bisected by King Edwards Avenue. The application site is located in the north west corner of the eastern playing fields, near the junction of Lannett Road with King Edwards Avenue. The current changing facilities on the site are in a poor state of repair and cannot satisfactorily accommodate the teams which play at the site.

1.3 The existing building is single storey, flat roof structure, constructed in buff brickwork and has a footprint of approximately 94sq. metres. It contains two small changing rooms with shared shower, toilet facilities and a storage space.

1.4 In May 2018 planning permission was granted for the refurbishment and extension of the changing rooms. This application granted permission for an increased floorspace to 212sq. metres, to provide two separate changing rooms with showers and toilet; a multi-use community room, a smaller community room, referee changing facilities; a small kitchen with external servery and a store. The extension approved was of a buff brick to match the existing building. The flat roof was to be replaced by metal tile effect roofing sheets with a pitched roof. The roof would have attained a maximum height of 7 metres.

The scheme was not proceeded with.

2.0 PROPOSED DEVELOPMENT

2.1 This application seeks planning permission for the refurbishment of the existing changing rooms. Including: • Replacing the existing flat roof with a pitched roof, which would increase the height from 3.7 metres to 5.5metres. Roof tiles would be Marely Duo Grey Tiles. • Rendering the existing external walls. Render would be K-Rend, painted in Buttermilk Page 87 colour. • The provision of two new openings to pitch side elevation (east), for additional access. Doors would be steel security doors painted in pale green (RAL6021) • Provision of 1no. storage container to side of building. The container would also be painted pale green (RAL6021).

2.2 This application is different from the previously approved scheme as it does not propose to increase the footprint of the changing rooms and would not involve the loss of the playing pitch; more so just an update of the existing facilities. The community room and kitchen are no longer proposed.

2.0 RELEVANT PLANNING HISTORY

Application Proposal Decision Decision Number Date 18/00068/FUL Refurbishment and extension of existing Granted 10.05.2018 changing room building to form new changing rooms and community facilities for youth activities (as revised 5th April)

3.0 RELEVANT PLANNING POLICY

3.1 The following planning guidance and policies are relevant to the consideration of this application:

3.2 National guidance National Planning Policy Framework (NPPF) and Planning Practice Guidance

3.3 Development Plan Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted 11 December 2017) Relevant policies from the JCS include: SD3 – Sustainable design and construction SD4 – Design requirements SD14 – Health and environmental quality INF4 – Social and community Infrastructure

3.4 City of Gloucester Local Plan (Adopted 14 September 1983) The statutory Development Plan for Gloucester includes the partially saved 1983 City of Gloucester Local Plan. Paragraph 215 of the NPPF states that ‘…due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the Framework, the greater the weight that may be given.’ The majority of the policies in the 1983 Local Plan are out-of-date and superseded by later planning policy including the NPPF and the Joint Core Strategy. None of the saved policies are relevant to the consideration of this application.

3.5 Emerging Development Plan Gloucester City Plan The Gloucester City Plan (“City Plan”) will deliver the JCS at the local level and provide policies addressing local issues and opportunities in the City. The Pre-Submission version of the Gloucester City Plan (City Plan) was approved for publication and submission at the Council meeting held on 26 September 2019. On the basis of the stage of preparation that the plan has reached, and the consistency of its policies with the NPPF, the emerging Page 88 policies of the plan can be afforded limited- moderate weight in accordance with paragraph 48 of the NPPF, subject to the extent to which there are unresolved objections to each individual policy (the less significant the unresolved objections, the greater the weight that may be given). Relevant policies include: A1 – Effective and efficient use of land and buildings F1 – Materials and finishes C3 - Public open space, playing fields and sports facilities

3.6 Other Planning Policy Documents Gloucester Local Plan, Second Stage Deposit 2002 Regard is also had to the 2002 Revised Deposit Draft Local Plan. This has been subjected to two comprehensive periods of public and stakeholder consultation and adopted by the Council for development control purposes. However, all of the policies relevant to the consideration of this application have been superseded by policies contained within the JCS.

3.7 All policies can be viewed at the relevant website address:- national policies: https://www.gov.uk/government/publications/national-planning-policy-framework--2 Gloucester City policies: http://www.gloucester.gov.uk/resident/planning-and-building-control/planning-policy/Pages/ current-planning-policy.aspx

4.0 PUBLICITY AND REPRESENTATIONS

4.1 Sport England Sport England agree that the development is ancillary to the principal use of the site as a playing field or playing fields and does not affect the quantity or quality of pitches or adversely affect their use. Sport England raises no objection to the proposal.

4.2 92 neighbouring properties were notified via letter.

4.3 One letter of objection raising the following issues was received: • The proposed storage container would be unsightly. • CCTV should be installed to combat illegal activities.

4.4 One letter of support was received raising the following: • The existing building is an eyesore and as long as there is sufficient security to make it unattractive to vandalism, the refurbishment will make it a much better facility for the sports teams using the area.

4.5 The full content of all correspondence on this application can be viewed on: http://www.gloucester.gov.uk/resident/planning-and-building-control/Pages/public-a ccess.aspx

5.0 OFFICER OPINION

5.1 Legislative background Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires the Local Planning Authority to determine planning applications in accordance with the Development Plan, unless material considerations indicate otherwise.

Page 89 5.2 Section 70(2) of the Town and Country Planning Act 1990 (as amended) states that in dealing with a planning application, the Local Planning Authority should have regard to the following: a) the provisions of the development plan, so far as material to the application; b) any local finance considerations, so far as material to the application; and c) any other material considerations.

5.3 The development plan consists of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (JCS) and the partially saved 1983 City of Gloucester Local Plan. However, as outlined earlier, the 1983 Local Plan is considered to be out-of-date.

5.4 It is considered that the main issues with regards to this application are as follows: • Principle of development • Design impact • Amenity impact

5.5 Principle of Development Loss of playing pitch Paragraph 97 of the NPPF states that existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless: • an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; • the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or • the development is for alternative sports and recreational provision, the benefits of which clearly outweigh the loss of the current or former use.

In conjunction with this Sport England, oppose the granting of planning permission for any development which would lead to the loss of, or would prejudice the use of, all or any part of a playing field, unless one of five specific circumstances apply. One of the five specific criteria are: • where proposed development is ancillary to the principal use of the site as a playing field or playing fields and does not affect the quantity or quality of pitches or adversely affect their use, then planning permission would not be objected to.

Because of the inclusion of a shipping container in the proposed refurbishment, the proposal would technically result in the loss of circa 10sqm of playing pitch. It is therefore a statutory requirement that Sport England are consulted on this planning application.

Sport England agree that development is ‘ancillary to the principal use of the site as a playing field or playing fields and does not affect the quantity or quality of pitches or adversely affect their use’. The loss of a very small section of playing pitch would not prejudice the future use of the playing pitches. Sport England raises no objection to the proposal.

Enhancement of community facilities Paragraph 83 of the NPPF states that planning policies and decisions should enable the retention and development of community facilities. This is reflected in policy INF4 of the JCS and in policy C3 of the Gloucester City Plan which states that development proposals to enhance or provide new open spaces, playing fields or built sports facilities should be supported.

It is considered that the proposal is a very positive development that would enhance the existing facilities, would provide more suitable changing facilities and would support the

Page 90 continued use of the playing pitches. This would be in accordance with policy INF4 of the JCS and policy C3 of the Gloucester City Plan.

5.6 Design Impact Paragraphs 124, 127 and 130 of the National Planning Policy Framework (2018) requires high quality design and for account to be taken of the character of different areas. This is reflected in Policy SD4 of the Joint Core Strategy which sets out requirements for high quality design.

5.7 It is considered that the proposed alterations would be a positive enhancement, which would improve the dated and unsightly appearance of the changing rooms. The pitched roof constructed in Marley Duo grey tiles and the addition of render to the outer walls would enhance the appearance of the changing rooms and improve the character of the playing field and surroundings.

5.8 The use of a small shipping container as space for storage would be considered an acceptable ancillary structure in this case. Its painting in Pale Green (RAL6021) would make it less unsightly and the colour would match that of the proposed security doors, adding a sense of consistency to the scheme. Due to its small size, the container would have limited impact upon the appearance of the area. Therefore, it is not considered necessary for a temporary planning permission to be issued.

5.9 Summarily it is considered that the proposed replacement building would be a visual improvement and the small container would have a limited impact upon the appearance of the area. Overall, the proposal would respect the character of, the site and its surroundings conforming to the NPPF, policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy.

5.10 Amenity Impact Paragraph 17 of the NPPF provides that planning should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. This is reflected in Policy SD14 of the JCS which requires that new development must cause no harm to local amenity including the amenity of neighbouring occupants.

5.11 The application site is located on a recreational ground surrounded by circa 90 residential properties. The nearest residential property to the changing rooms at which the works are proposed is located over 40 metres. Furthermore, the proposal comprises a refurbishment and would not change the facilities available within the building, i.e. the use would continue to be changing facilities. Therefore, it is considered that the proposal would cause not unacceptable harm to local amenity, including the amenity of neighbouring occupants and would therefore be consistent with the NPPF, policy S1D4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

5.12 Economic Considerations The construction phase would support employment opportunities and would help to secure the continued use of the football clubs operating out of the site; therefore, the proposal would have some limited economic benefit. Paragraph 80 of the NPPF states that planning policies and decisions should help create conditions in which businesses can invest, expand and adapt. In the context of the NPPF advice, this adds limited weight to the case for granting permission.

Page 91 5.13 Conclusion This application has been considered in the context of the policies and guidance referred to above. The proposal is consistent with those policies and guidance in terms of design, materials and impact upon the amenity of any neighbours and the local area; the proposal is acceptable and accordingly it is recommended that planning permission be granted.

6.0 RECOMMENDATION OF THE CITY GROWTH AND DELIVERY MANAGER

6.1 That planning permission is GRANTED subject to the following conditions;

6.2 Condition 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

6.3 Reason Required to be imposed by Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

6.4 Condition 2 The development hereby permitted shall be carried out in accordance with the application form, and the following drawing numbers, except where these may be modified by any other conditions attached to this permission: • JL2020/104/001 (Site Location Plan) • JL2020/103/002 (Proposed Block Plan) • JL2020/104/004 (Proposed Floorplans and Elevations)

6.5 Reason To ensure that the development is carried out in accordance with the approved plans and in accordance with policies contained within the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017).

6.6 Condition 3 The roof tiles to the development hereby shall be constructed and retained in Marley Duo Grey Tiles. The walls shall be rendered in K-Rend painted in buttermilk. The shipping container and proposed steel doors shall be paint in pale green (RAL6021)

6.7 Reason To ensure the satisfactory appearance of the development in accordance with Policy SD4 of the Gloucester, Cheltenham and Tewkesbury Joint Core Strategy (Adopted December 2017)

6.8 Note 1 Your attention is drawn to the requirements of the Building Regulations, which must be obtained as a separate consent to this planning decision. You are advised to contact the Gloucestershire Building Control Partnership on 01453 754871 for further information.

6.9 Note 2 In accordance with the requirements of the NPPF the Local Planning Authority has sought to determine the application in a positive and proactive manner by offering pre-application advice, publishing guidance to assist the applicant, and publishing to the council's website relevant information received during the consideration of the application thus enabling the applicant to be kept informed as to how the case was proceeding.

Person to Contact: Shane Burgess (01452 396822) Page 92

Planning Application: 20/00678/FUL

Address: The Lannet, King Edwards Avenue, Gloucester

Committee Date: 03.11.2020

© Crown copyright and database rights 2011 Ordnance Survey 10019169 Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.

Page 93 This page is intentionally left blank Agenda Item 9

Abbeydale

20/00622/FUL SHANE. 11 Fern Lawn Gloucester GL4 5XS Single storey flat roof rear extension, and porch G3Y 25/09/2020

Abbeymead

20/00221/TPO JJH 29 Kingsmead Gloucester GL4 5DY Oak tree at rear garden. Reduce and reshape crown by 30%. Thin crown by 5%. Remove deadwood from crown. Lift crown all round to 2.5 metres. Tree branches have not been trimmed for over 9 years. TPDECS 02/09/2020

20/00656/FUL FISHM 5 Fox Close Gloucester GL4 5YH Single storey rear extension and first floor extension over garage (revised proposal to previous application, reference 20/00051/FUL). G3Y 24/09/2020

Barnwood

19/00129/CONDIT FEH 92 Barnwood Road Gloucester GL4 3JH Discharge of condition 4 (materials) of permission 17/01260/FUL (Single storey extension to the existing B1 office building and re-clad of the existing structure. Removal of boundary wall and erection of fencing) ALDIS 25/09/2020

20/00050/FUL SHANE. 5 Barnwood Avenue Gloucester GL4 3DA Single storey rear and side extension to dwelling G3Y 24/09/2020

Page 95 20/00068/FUL RHIAM The Range Unit 1 Gloucester Retail Park Eastern Avenue Gloucester GL4 Varation of condition 1 of planning permission 12/01173/FUL to include the sale of food and drink for consumption off site. Food and drink sales would be limited to a footprint of no more than 250 square metres. GP 25/09/2020

20/00440/FUL ELENJ 22 Barnwood Avenue Gloucester GL4 3AH Erection of a single storey concrete block shed/outbuilding. Block wall construction finished rendered external walls G3Y 23/09/2020

20/00470/FUL ELENJ 2 Dinglewell Gloucester GL3 3HN Erection of a Garage G3Y 21/09/2020

20/00599/FUL SHANE. Lloyds Banking Group Barnwood 1 Barnett Way Gloucester GL4 3RL Installation of a new 3,000 ltr above ground fuel tank enclosed with palisade fencing with access door on the grassed area at, Lloyds Banking Group, Crest Way, Barnwood, Gloucester, GL4 3RL. G3Y 02/09/2020

20/00632/FUL ELENJ 97 Barnwood Avenue Gloucester GL4 3AG Erection of single storey front and side extension to form front porch and workshop G3Y 07/09/2020

20/00649/FUL ELENJ 1 Broad Leys Road Gloucester GL4 3YW SINGLE STOREY REAR AND TWO STOREY SIDE EXTENSION TO DETACHED PROPERTY G3Y 02/09/2020

Page 96 20/00650/FUL ELENJ 15 Trygrove Gloucester GL4 4RP REMOVE CONSERVATORY, TWO STOREY EXTENSION TO REAR AND GARAGE CONVERSION G3Y 02/09/2020

Elmbridge

20/00430/FUL ELENJ 54 Cheltenham Road Gloucester GL2 0LX Proposed rear extension to ground floor and loft conversion, and rebuilding of garage to side. G3Y 10/09/2020

20/00588/FUL ELENJ 18 Argyll Road Gloucester GL2 0QR SINGLE STOREY REAR EXTENSION G3Y 23/09/2020

20/00671/FUL ELENJ 12 Lavington Drive Gloucester GL2 0HS Single storey rear extension. G3Y 28/09/2020

20/00714/FUL ELENJ 53 Oakleaze Gloucester GL2 0LE Single storey rear and two storey side extension G3Y 16/09/2020

20/00726/PDE ELENJ 21 Liddington Road Gloucester GL2 0HJ Removal of conservatory and replacement with single storey rear extension to include alterations to reduce size of existing garage. AAPRZ 25/09/2020

Page 97 20/00859/NMA ELENJ 101 Elmbridge Road Gloucester GL2 0PG Non Material Amendment to plans approved under planning permission 20/00329/FUL. Change of window on principal elevation to a round 'Bullseye' type window. NOS96 23/09/2020

Grange

20/00031/FUL FEH 83 Grange Road Gloucester GL4 0PT Erection of 3 bungalows on the land to the rear of 81-85 Grange Road, and new garage at the rear of 83 Grange Road. G3Y 25/09/2020

Hucclecote

20/00358/FUL FISHM 25 Green Lane Gloucester GL3 3QU Proposed First Floor Extension over Existing Garage. G3Y 15/09/2020

20/00567/FUL FISHM 58 Hucclecote Road Gloucester GL3 3RT Two storey extension to the front to provide disability facilities G3Y 24/09/2020

20/00570/FUL SHANE. 25 Fieldcote Drive Gloucester GL3 3EW DEMOLISH EXISTING AND ERECT NEW SINGLE STOREY EXTENSION TO REAR G3Y 07/09/2020

Page 98 20/00580/FUL FISHM 1 Conway Road Gloucester GL3 3PD NEW TWO STOREY REAR EXTENSION INCLUDING A ONE STOREY UTILITY LINK BUILDING INCORPORATING AN EXISTING GARAGE. G3Y 04/09/2020

20/00637/FUL FISHM 89 Chosen Way Gloucester GL3 3BX Proposed side extension and rear alterations to existing dwelling. G3Y 01/09/2020

20/00814/TPO JJH 35 Porchester Road Gloucester GL3 3EE Mature oak tree in rear garden. Reduce by up to 6m in upper canopy to reduce end loading. Corwn Clean and remove deadwood. TPDECS 23/09/2020

Kingsholm & Wotton

20/00385/FUL ELENJ 32 Lansdown Road Gloucester GL1 3JD single storey rear extension G3Y 24/09/2020

20/00614/NMA RHIAM York House 76 London Road Gloucester GL1 3PB Non material amendment to planning application 19/01072/FUL to allow the blocking up of a side doorway, introduction of a soil pipe on side elevation and modifications to internal layout. The previous application related to the change of use of the ground floor from A4 (pub) to A3 (cafe) and D1 (community facility). Conversion of 1st and 2nd floor into 2 self contained flats. NOB 07/09/2020

Page 99 20/00835/LAW FEH 43 Henry Road Gloucester GL1 3DX Change of use from C3 (dwelling house) to C4 (small HMO). No external changes PDV 23/09/2020

Kingsway

20/00692/PDE SHANE. 48 Mildenhall Way Kingsway Quedgeley Gloucester GL2 2DH Larger single storey extension to rear garden area ENOBJ 17/09/2020

Longlevens

20/00001/FUL ELENJ 7 Ferndale Close Gloucester GL2 9RT Proposed side extension to property to create additional living/bedroom space. WDN 24/09/2020

20/00290/FUL ELENJ 163 Cheltenham Road Gloucester GL2 0JJ Proposed single storey extension to rear G3Y 14/09/2020

20/00425/FUL ELENJ 65 Windermere Road Gloucester GL2 0LZ Removal of existing single storey rear extension, and erection of new single storey side / rear extension G3Y 01/09/2020

20/00497/FUL ELENJ 17 Paygrove Lane Gloucester GL2 0AZ Single and two storey extension to side and rear of dwelling G3Y 22/09/2020

Page 100 20/00634/FUL ELENJ 15 Ballinska Mews Gloucester GL2 0AR Proposed two storey side extension. REF 04/09/2020

20/00641/FUL ELENJ 51 Cheltenham Road Gloucester GL2 0JG New entrance gate and boundary wall to the front of the property G3Y 02/09/2020

20/00659/FUL ELENJ 7 Dane Close Gloucester GL2 0UA single storey side and rear extension and double storey rear extension REF 11/09/2020

20/00713/FUL ELENJ 83 Oxstalls Lane Gloucester GL2 9HR Revised application for proposed two storey side to rear and single storey rear extensions G3Y 24/09/2020

20/00750/FUL ELENJ 13 Flower Way Gloucester GL2 9JD SINGLE STOREY EXTENSION TO REAR G3Y 23/09/2020

Matson & Robinswood

19/00128/FUL FISHM 72 Avening Road Gloucester GL4 6UJ Two storey and single storey extension to the rear. G3Y 16/09/2020

Page 101 20/00686/FUL RHIAM 17 Amberley Road Gloucester GL4 6BB Proposed construction of a new dwelling with associated works including introduction of parking. REF 16/09/2020

Moreland

20/00301/FUL SHANE. 76 Clegram Road Gloucester GL1 5QA Single storey rear extension (part retrospective) G3Y 04/09/2020

20/00592/FUL SHANE. 14 Dorney Road Gloucester GL1 5QL Erection of single storey garden room G3Y 07/09/2020

20/00732/FUL SHANE. 55 Bloomfield Road Gloucester GL1 5BW Demolition of existing shed and erection of single storey rear extension G3Y 25/09/2020

20/00758/PDE SHANE. 94 Stanley Road Gloucester GL1 5DH Single-storey rear extension. Red imperial brickwork, brick soldier course, white uPVC windows and black guttering. All to match existing. NOB 11/09/2020

Page 102 Podsmead 20/00156/CONDIT CJR The Old Log Pond Bristol Road Gloucester GL2 5DH Discharge of conditions 3 (materials), 4 (boundary treatments), 5 (archaeology), 6 (culvert), 7 (fencing to canal), 8 (landscaping), 10 (external lighting), 11 (ecology) and 16 (phasing plan) on planning permission ref. 17/01428/FUL. ALDIS 09/09/2020

20/00458/FUL CJR The Old Log Pond Bristol Road Gloucester GL2 5DH Variation of condition 2 of planning permission 17/01428/FUL for the erection of seven commercial units (Comprising of class A1, A2, A3 and D2 uses) Together with car parking, landscaping and associated external works. The variation relates to amendments to Unit 7 to accommodate a Starbucks Drive-thru. GP 22/09/2020

20/00646/LAW RHIAM SHB Vehicle Sales Ashville Road Gloucester GL2 5ET Lawful development certificate for the existing use of the site as a vehicle servicing and repair facility (B2 - general industrial). LAW 16/09/2020

Quedgeley Fieldcourt

20/00579/FUL SHANE. 386F Bristol Road Quedgeley Gloucester GL2 4QX Proposed Single Storey Extension at rear & loft conversion G3Y 18/09/2020

20/00770/NMA RONM Land East Of Waterwells Marconi Drive Quedgeley Gloucester NMA to vary condition 25 on planning permission for application reference : 17/00699/FUL to require that no more than 41 rather than 40 dwellings be occupied until the improvement scheme for M5 Junction 12 has been completed and brought in to use. NOS96 18/09/2020

Page 103 Quedgeley Severn Vale

20/00734/PDE SHANE. 18 Bristol Road Quedgeley Gloucester GL2 4ND Single storey rear flat roof extension. NOB 10/09/2020

Tuffley

20/00397/FUL FISHM 37 Campden Road Gloucester GL4 0HY Demolition of conservatory, single storey rear extension, two-storey side extension G3Y 25/09/2020

Westgate

19/00482/LBC ELENJ Flat 3 7 Spa Road Gloucester GL1 1UY Retention of flue using the existing air ventilation duct and relocated boiler

GLB 04/09/2020

19/01257/FUL RHIAM 95A - 97 Northgate Street Gloucester GL1 2AA Resubmission of expired application 16/01283/FUL for provision of new shop front with new entrance door to 95A Northgate Street, alteration of existing shop to include new entrance door to 97 Northgate Street. Retention of existing central entrance door. G3Y 18/09/2020

20/00047/FUL CJR New House South Of Rectory Lane Gloucester Variation of conditions 2 and 3 (surface water drainage) of planning permission 17/00488/FUL for the erection of a detached dwelling house with attached garage. The variation is to amend the location of the proposed pond. GP 29/09/2020

Page 104 20/00515/FUL ADAMS Pillar And Lucy House Merchants Road Gloucester GL2 5RG Change of use from mixed Class E (restaurant) and sui generis (drinking establishment) use to a mixed Class E (restaurant), sui generis (drinking establishment) and sui generis (take away use) use (take away use including delivery for a period of 3 years) G3Y 15/09/2020

20/00516/FUL ADAMS Cineworld Gloucester Quays Designer Outlet St Ann Way Gloucester GL1 Variation of Condition 12 of permission ref. 11/01291/FUL to enable wider provision of hot food takeaway (Class A5) for a period of 3 years.

G3Y 17/09/2020

20/00589/FUL RHIAM The Salvation Army 150 Eastgate Street Gloucester GL1 1QU Demolition of existing single storey extension and replacement with new single storey extension. Associated works including alterations to parking and introduction of fencing. G3Y 02/09/2020

20/00655/CONDIT ADAMS 5-7 Park Road Gloucester GL1 1LH Discharge of conditions 3 (contract for redevelopment), 4 (archaeological works), 10 (contaminated land), 12 (surface water drainage), 14 (foul drainage) of permission ref. 19/00296/FUL PADIS 22/09/2020

20/00658/ADV ADAMS Former BHS 33 - 39 Eastgate Street Gloucester GL1 1NS Erection of advertisements comprising 1 no. internally illuminated facade feature sign, 2 no. internally illuminated shop front signs mounted behind shopfront glazing, 2 no. externally illuminated projecting signs. GFY 10/09/2020

Page 105 20/00698/CONDIT ADAMS Kings Quarter Kings Square Gloucester Discharge of condition 103 (land contamination for the Kings Square phase) of permission ref. 18/01454/FUL PADIS 07/09/2020

20/00700/CONDIT ADAMS Kings Quarter Kings Square Gloucester Partial discharge of condition 86 (waste minimisation statement) of permission ref. 18/01454/FUL for the detailed phase of Kings Square PADIS 07/09/2020

20/00702/CONDIT ADAMS Kings Quarter Kings Square Gloucester Partial discharge of conditions 61 & 63 of permission ref. 18/01454/FUL (archaeological mitigation in respect of ground investigation and remediation works) for the detailed phase of Kings Square PADIS 14/09/2020

20/00728/CONDIT ADAMS Kings Walk Shopping Centre Kings Walk Gloucester Discharge of condition 4 (archaeological Written Scheme of Investigation) of permission ref. 19/00923/FUL PADIS 03/09/2020

20/00791/FUL FEH BARCLAYS 14 - 18 Southgate Street Gloucester GL1 2DH External changes - Replace existing air conditioning condensing units and replacement of existing HRV units Internal changes - . Installation of new grid ceiling in most of the ground floor and first floor area. . Existing listed ceiling to be retained. . Existing AC cassette units in the ground floor and first floor to be replaced with new. . Existing ventilation ductworks to be replaced with new. G3Y 25/09/2020

Page 106 20/00832/CONDIT ADAMS Orchard Square The Docks Gloucester Partial discharge of Condition 3 of permission ref. 19/00755/FUL. Submission for approval of the proposed layout for the Christmas Market for the 2020/21 period (contained fully within Orchard Square, not including the ice rink, instead the marquee curren PADIS 30/09/2020

20/00920/CONDIT FEH The Famous Pint Pot 74 Bruton Way Gloucester GL1 1EP Discharge of Conditions 6 (Flood Warning Evacuation plan) and 8 (Noise testing) of permission 17/00852/FUL (Conversion of existing nightclub premises to residential apartments (C3) (21 x 1 bedroom and 2 x 2 bedroom) ALDIS 25/09/2020

Page 107 DECISION DESCRIPTIONS ABBREVIATIONS AAPRZ: Prior Approval Approved ALDIS: All Discharged AR: Approval of reserved matters C3C: Conservation Area Consent for a period of 3 years CAC: Conservation Area Consent ECREF: PDE Refused - Commenced ENOBJ: No Objections ENPDEZ: PDE Decision – No objections EOBJ: PDE Decision - Objection G3L: Grant Listed Building Consent for a period of 3 Years G3Y: Grant Consent for a period of 3 Years GA: Grant Approval GATCMZ: Grant approval for telecommunications mast GFY: Grant Consent for a period of Five Years GLB: Grant Listed Building Consent GLBGOS: Grant Listed Building Consent subject to Government Office of South West clearance GOP: Grant Outline Permission GOSG: Government Office of South West Granted GP: Grant Permission GSC: Grant Subject to Conditions GTY: Grant Consent for a period of Two Years GYO: Grant Consent for a period of One Year LAW: Certificate of Law permitted NOB: No objections NOS96 No objection to a Section 96 application NPW: Not proceeded with OBJ: Objections to County Council OBS: Observations to County Council PADIS Part Discharged PER: Permission for demolition RAD: Refuse advert consent REF: Refuse REFLBC: Refuse Listed Building Consent REFREA: Refuse REFUSE: Refuse RET: Returned ROS96: Raise objections to a Section 96 application RPA: Refuse Prior Approval SCO: EIA Screening Opinion SPLIT: Split decision TCNOB: Tree Conservation Area – No objection TELPRI: Telecommunications Prior Approval TPDECS: TPO decision notice TPREF: TPO refuse WDN: Withdrawn

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