Item No: 01 Application No
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Item No: 01 Application No. S.11/0799/OUT Site No. PP-01460411 (29) Site Address Port Industrial Estate, Port Lane, Brimscombe, Stroud Town/Parish Brimscombe And Thrupp Parish Council Grid Reference 387018,202278 Application Type Outline Planning Permission Proposal An outline planning application for the demolition of six industrial buildings at Brimscombe Port to create a mixed use development comprising up to 234 dwellings, commercial, retail and leisure uses, associated parking and construction of two new access roads. Applicant’s Mr Bruce Hall Details Springers, Watledge, Nailsworth, Stroud, Gloucestershire GL6 OAR Agent’s Details Miss Deborah Earls Lyndon House, 62 Hagley Road, Edgbaston, Birmingham, West Midlands B16 8PE Case Officer John Longmuir Application 21.04.2011 Validated RECOMMENDATION Recommended Resolve to express support for the principle of the proposed land uses but Decision the storey heights and extent of development need further consideration and the application is deferred for consideration at a future meeting. CONSULTEES Comments British Waterways Received Not Yet Received Parish / Town Ms K Chapman The Environment Agency Head Of Regeneration Cotswold Canal Trust Regeneration & Culture GCC Revised Consultation CONTRIBUTORS Letters of Objection S A Riddiford, 50 Nursery Drive, Brimscombe I Leighton-Boyce, 1 Fern Cottages, Water Lane A Russell, 1 Terrace House, Port Lane A Wiltshire, Penrith House, London Road D Haydock, White House, Port Lane M B Minnett, 2 Port Terrace, Brimscombe Hill S A Riddiford, 50 Nursery Drive, Brimscombe H Bojaniwska, 5 Orchard Lane, Brimscombe, Stroud , Letters of Support N Carter, Suite 7 To 9 The Mill, Brimscombe Port Business Park L Norman, The Lindens, Brimscombe Hill A Hertbert, 66 Bourne Estate, Brimscombe C Anderson, 1 Cleeve House, Brimscombe Hill Letters of Comment A Barker, 3 Jubilee Cottages, Bourne Lane Brimscombe, B Sindle, 57 Bourne Estate, Brimscombe D Gardiner, 48 Nursery Drive, Brimscombe E M Caraher, Clevedale, Brimscombe Hill M Farmer, Burkert, Brimscombe Port,, Cllr Martin Whiteside, Hillside, Claypits Lane, Thrupp, Stroud, C Stonham, 71 London Road, Brimscombe F Fickling, 5 Golden Valley, Brimscombe N Cuddihy, 22 Albert Road Brimscombe Stroud, N Brojer, 3 Port Lane, Brimscombe J Bashford, 141 Thrupp Lane, J Bashford, 141 Thrupp Lane, OFFICER’S REPORT Site and surroundings The application has a site area of 4.2ha. It takes in the land between the A419 London Road and the railway line, between the Brimscombe Hill road and the former garage to the east (now a “hand” car wash). The carpet warehouse on the corner of Brimscombe Hill and London Road is excluded. The application site is largely based on the port area. This was infilled in 1962, following its closure in 1933. Historically this was an inland port, capable of handling 100 vessels at a time. Goods from large sea going Severn Trows were transferred to Thames barges to navigate the narrower canal to the east. This link was promoted by local clothiers as well as London merchants to connect with the Midlands. The Stroudwater Canal was finished in 1779 and the Thames and Severn Canal the following year. Some of the historic port buildings survive, including the Salt Warehouse and the Port Mill, both are listed. However much of the site is covered by car parking and twentieth century industrial buildings. The whole site is within the Industrial Heritage Conservation Area. The Cotswolds AONB lies close to the north and south. The canal restoration In January 2006 British Waterways was awarded Heritage Lottery funding of £11.3 million and South West Regional Development Agency £7.48 million for the restoration of the 6 mile stretch from Brimscombe Port to The Ocean at Stonehouse. British Waterways withdrew in 2008, leaving the District Council to pick up the leadership. It is a requirement for the HLF funding that Brimscombe Port is restored to water. Proposal The reinstatement of canal channel, including reuse of original walls and structures. An island would be created, served by several pedestrian bridges. Up to 234 dwellings in a mix of flats and houses, of which 30% would be affordable. Up to 1413 sqm of retail/commercial, largely on the ground floor. Up to 2121sqm of food/drink/leisure. Up to 3101sqm of employment. Retention of 2881sqm of existing employment New community building/enterprise centre run by the Parish Council. One food store up to 929sqm(10,00ft.) Non food retail where no one store exceeds 464sqm (9,500ft), up to 2850sqm in total, which would be in lieu of some residential and commercial floorspace as above Demolition of six industrial buildings. The new development would be served by a new access from London Road, which would entail a bridge onto the island site. Parking would be to a minimum of 1 per dwelling, with the other land uses in accordance with GCC standards. Cycle parking would also be provided. At the foot of Brimscombe Hill works are required to bring the canal onto the site. There are two options according to land ownership negotiations. The Brimscombe Hill road could be aligned with a new bridge over the canal and river. Alternatively Brimscombe Hill road could be relocated approximately 10m to the east and a bridge installed over the new canal. The proposal has a master plan with 4 distinct zones. The first is the western end, which is dominated by Port Mill. There would be little change here except the provision of the canal. The next area is the environs of Port Mill, including the Salt Store. Development would be arranged to allow views of the Mill and limited to 3 storey. The third area is the northern section of the site, which fronts London Road. Heights would be up to 4 storey. The other zone is the island with development up to 5 storey. Phasing across the zones has not been specified. As well as submission of a master plan, a roofscape/massing study is being undertaken. Relevant Planning Policies Local Plan policies GE1 protects residential amenity, in particular privacy, overshadowing and overbearing problems. GE2 guards against unacceptable atmospheric/environmental pollution to water, land or air. GE5 highlights the need for highway safety for all uses. GE7 looks at the need to respect infrastructure, services and amenities. The need for community services is highlighted. EM1 supports B1, B2 and B8 development within settlement boundaries especially if it can be integrated with housing, leisure, commercial and community facilities. EM3 covers key employment sites, and Brimscombe Port is identified as such, EK16. The Policy states: “Employment needs take precedence and where redevelopment for alternative uses or changes of use from employment will not be permitted” EM6 allows for extensions to employment. EM9 promotes tourism related uses. HN8 allows for residential development within settlements provided that: (1) the scale, layout and design are compatible with the settlement and its character. (2) The density is as high a level that is acceptable in townscape and amenity terms. (3) There is a mix of dwellings. (4) There is no encroachment into the countryside. (5) There is no loss of natural or built features. (7) There is provision of amenity space. BE5 protects Conservation Areas. It requires (1) Respect for open spaces, the patterns of building, layout and trees. Development should not harm the character or appearance (2) The scale, design, proportions, detailing and materials are appropriate. (3) There is no loss of historic character (4) views are protected . BE12 Seeks to protect the setting of listed buildings. NE4 Aims to protect important species, and promote a range of habitats as envisaged by the Gloucestershire Biodiversity Plan. NE5 protects and enhances wildlife corridors, and NE7 highlights the importance of aquatic ecology. NE8 protects the AONB, and also its setting. In terms of development: “the nature, scale and siting are sympathetic to the landscape”. The design and materials should complement the character of the area. Important landscape features and trees should be retained. Major development will not be permitted unless…. in the national interest and that there is a lack on alternative sites”. TR1 locates development in main settlements and accessible locations. There needs to be provision of non car transport, layouts which encourage walking/cycling and appropriate levels of car parking. TR2 promotes pedestrian and cycle accessibility. TR4 encourages cycle routes, Ebley Mill to Chalford is relevant here. TR12 requires appropriate car parking levels. RL8 is highly relevant here: “Development on the historic route of, or adjacent to, the Stroudwater, Thames and Severn and Gloucester and Sharpness Canals will be permitted provided that the development does not prevent the improvement, reconstruction, restoration or continued use of the related canal and its towpath for the purposes of through navigation and public access. Where appropriate planning obligations will be sought that contribute towards the improvement or restoration of the related canal and towpaths. Any development adjacent to a canal should relate to its setting.” SH15 seeks to resist the loss of community facilities in particular shops, public houses, village halls. Reference is made to look at alternative provision and the need to prove lack of viability. Other local policy considerations Industrial Heritage Conservation Area. Volume 1 Summary and Overview. Volume 2 Character Parts. SDC Restoration Position Statement and Development Checklist Cotswold Canal: Landscape Masterplan and Design Guide. Draft for consultation January 2011. IHCA Management Proposals SPD. November 2008 IHCA Design Guide November 2008 Regenerating Brimscombe Port and The Canal: The wishes of Thrupp Parish Council and local residents. SDC Cotswold Canals Brimscombe Area Action Plan. October 2007. In 2007 the Council started the process of preparing an Action Plan for the Brimscombe area. This took in a much larger area than this application site. The Action Plan was the subject of an initial round of public consultation and a Sustainability Appraisal.