ST ANDREWS AND DOCKLAND

19/01229/FULL

Blaides Staithe Car Park, High Street,

The erection of 16 apartments in a 3 and 5 storey flat roofed building with access and parking off Blaides Staithe

Mr Andy Woodcock

RMI Ventures Ltd

SUMMARY

- Erection of 16 dwellings in 3 blocks – Revised resubmission following refusal in 2018

- Objections received.

- Recommended for conditional approval – subject to legal agreement for affordable housing and tree planting.

- Councillors Chaytor and Payne have requested a Committee decision and site visit, due to the setting of the Grade II* Listed building (), design of the building, both inside and out, car parking spaces, and outside space.

SITE

The application site is a vacant area of land on the eastern side of High Street. There is some planting around the periphery of the site. To the north is Blaides Staithe, a single width private roadway. To the north of Blaides Staithe is Blaydes House, a grade II* listed building. To the east is the river bank and then the . To the south is an area of open land and then Alfred Gelder Street /Clarence Street. To the west is High Street which has a 3 storey residential terrace facing the site.

The land currently comprises a solid gravel base and invasive vegetation with more established bushes surrounding the site.

The site is located within the Old Town Conservation Area.

PROPOSAL

The erection of 16 apartments in a 3 and 5 storey flat roofed building with access and parking off Blaides Staithe. With 2 entrances to apartments off Blaides Staithe. The apartments would provide 16no. apartments.

Type No of Apartments Floor Space

2 person, 1 bed apartment 2no. 68m2

2 person, 1 bed apartment 4no. 71m2

3 person, 2 bed apartment 2no. 72m2

3 person, 2 bed apartment 3no. 75m2

4 person, 2 bed apartment 1no. 84m2

4 person, 2 bed apartment 4no. 84m2

There would be 2 service cores with the riverside block having a lift proposed to access all floors.

The design can be broken into its three separate elevations

High Street Elevation

The design is a modern interpretation of the Georgian proportions. Seeking to respect the adjacent Grade II listed building the front elevation would be set slightly below the height of Blaydes House. The revised design includes a string course to tie in with Blaydes House. Stone coping to parapets.

Blaides Staithe Elevation

The materials to be used on the elevation would be red brick with the inclusion of timber effect access doors to the parking/servicing area, plus timber effect cladding.

River Hull Elevation

The building fronts on to the River Hull. Proportions and materials to provide a warehouse style building. The building would have balconies to the centre of the elevation to seek to mimic the original hoisting bay of the warehouse buildings.

10 car parking spaces shown, including 2 x disabled spaces, plus cycle parking within courtyard accessed off Blaides Staithe. The car park area also includes bicycle storage and access to refuse store and plant room.

Facing brickwork to match colour and texture of Blaydes House. Aluminium framed window, powder coated, colour dark grey.

Top floor of 5 storey block to be constructed of Aluminium standing seam, powder coated colour dark grey

PLANNING HISTORY

18/00529/FULL – refused 12.10.2018 - Erection of 14 dwellings in 3 blocks ( 3 and 4 storey ) comprising 4 No. Townhouses, 7 No. Riverview Apartments and 3 No. Flats.

01) The proposed buildings are not considered to be of a high quality design standard by virtue of the buildings designs, proposed materials and building & roof details, which would appear incongruous in this sensitive location. Therefore the proposed buildings are considered to be contrary to Local Plan policy 14 and National Planning Policy Framework guidance.

02) The proposed buildings by virtue of their form, materials and detailing are considered likely to harm the character and appearance of the Old Town Conservation Area. Therefore the proposed buildings are considered to be contrary to Local Plan policies 14 and 16, and National Planning Policy Framework guidance.

03) The proposed development by virtue of its heights, materials, building details, design, and relationship to the neighbouring Blaydes House would harm the setting of this Grade II* listed building, contrary to Local Plan policies 14 and 16, and National Planning Policy Framework guidance.

04) The proposed development by virtue of its reliance upon drainage facilities on the neighbouring site would not provide an acceptable sustainable drainage system. Therefore the proposed development is considered to be contrary to Local Plan policy 39 and National Planning Policy Framework guidance.

05) Adequate supporting evidence, in the form of an acceptable Flood Risk Assessment, has not been provided to demonstrate that the proposal would not have a flood risk impact on the site or the surrounding area. Therefore the proposed development is considered to be contrary to Local Plan policy 40, the Strategic Flood Risk Assessment, and National Planning Policy Framework guidance.

06) Adequate supporting evidence, in the form of an archaeological evaluation has not been provided to demonstrate that the proposal would not have an adverse impact of the nationally significant archaeological deposits on the site. Therefore the proposed development is considered to be contrary to Local Plan policy 16 and National Planning Policy Framework guidance.

07) The proposed development by virtue of its absence of adequate or suitable off street car parking would lead to an adverse impact on the amenity of the surrounding area and not provide a suitable standard of development. Therefore the proposed development is considered to be contrary to Local Plan policies 14 and 32, and National Planning Policy Framework guidance.

08) The proposed development by virtue of its design and layout would not provide an acceptable quality of development in terms of accessible and adaptable dwellings. Therefore the proposed development is considered to be contrary to Local Plan policies 14 and 21, and National Planning Policy Framework guidance.

10/01163/FULL – refused 03.08.2011 Appeal allowed - Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum. Application for a new planning permission to replace extant planning permission (15233R) in order to extend the time limit for implementation (from 3 years which expires on 16/1/11 to a further 3 years.

07/01291/FULL – Approved with Conditions 16.01.2008 - Erection of building to form 64 apartments, with 11 parking spaces and accesses off Blaides Staithe, 5 floors maximum.

04/02022/FULL – refused 02.02.2005- Erection of building to form 100 flats, with 40 parking spaces, in three blocks; High Street-5 floors including basement parking: Alfred Gelder Street: 8 floors including basement parking: and River Hull frontage-9 floors including basement parking.

1) The proposed building is not considered to be of a satisfactory design standard by virtue of the following: -

a) The building's scale, height, massing, building & roof details and design, which would appear incongruous and overdominant in this sensitive location.

b) The building at its south western corner is not considered to present a defining corner feature which would be appropriate in this prominent location;

Therefore the proposed building is considered to be contrary to Local Plan policies BE1, BE3, H1, and CC1; Draft Deposit Joint Structure Plan policy SP5 and Heartlands Policy Plan policies HL1.5 and PR.10. It is also considered contrary to the guidance issued in PPG1.

2) The proposed building is considered likely to harm the character and appearance of the Old Town Conservation Area, its skyline and River Hull frontage by virtue of its scale, height, massing, building & roof details and design, which would appear incongruous and overdominant in this sensitive location.

Therefore the proposed building is considered to be contrary to Structure Plan policy En7; Draft Deposit Joint Structure Plan policy ENV6 and Local Plan policies BE1, BE19, BE20, and BE21; and Heartlands Policy Plan policies HL1.5 and PR.10. It is also considered contrary to the guidance issued in PPG1 and PPG15.

3) The proposed development by virtue of its height, materials, building details, design, and relationship to the neighbouring Blaydes House would harm the setting of this Grade II* listed building (contrary to Local Plan policy BE28, Draft Deposit Joint Structure Plan policy ENV6, Structure Plan Policy En7. It is also considered contrary to the guidance issued in PPG1 and PPG15.)

Plus others

REPRESENTATIONS Local Plan - Housing

Policy 5(2) – The policy requires 10% of the dwellings to be affordable housing; the application proposes 2 affordable flats (12.5%) (Affordable Housing Statement).

Policy 6(1) – As the development is located in the city centre (HMVZ1), it is not required to meet the space standard; however, all the proposed flats do in fact exceed the minimum space standard

Policy 42 – The application site is an allocated housing site with no open space requirement.

Conservation

The proposal follows the guidance in SPD13 (as far as possible given the split ownership of the site) in terms of heights and a perimeter layout. The south elevations of the blocks fronting High Street and the River Hull will, appropriately, be left un-fenestrated so as not to preclude future development on the south side of the site and the completion of a perimeter block. The overall contemporary design, height and scale of the proposed development is generally acceptable in conservation terms, as is the choice of materials. However, as advised previously, the block on the corner of High Street and Blaides Staithe is a tad over dominant in terms of its relationship with Blaydes House. To better relate the said block with Blaydes House and introduce an element of subordination, I recommend the introduction of a string course above the second floor windows midway between the top of the parapet (in line with the height of the string course at Blaydes House).

Urban Design

Initial comments raised a number of queries and concerns, following revisions the UCD officer offered the following comments.

Comments on 14/3/20 revisions:- The proposed parapet detail is fine but I recommend an appropriate condition. The original comments from a design perspective covered a range of issues, many of which remain unresolved. The objection on design grounds stands.

Comments on 29/5/20:-

As stated in the first round of urban design comments the proposed design had many positives, and the subsequent design response to the elements for which urban design requested revisions has been positive. In this way the design approach is welcome and supported in principle.

Design of Riverside Block

The Riverside block has been revised to upgrade the appearance to follow the comments. They have now altered the top floor to include a mansard style detail which is of dark grey cladding with a contemporary punched opening for the windows.

Mansard detail with apertures within is a nice feature, so too is the protruding aluminium feature framing to the group of recessed balconies. Objection withdrawn – supportive in principle subject to detailed 1:20 drawings elevations and sections precise locations to be agreed with the LPA.

Design of High Street Block

The High Street Block has been upgraded to show the string coursing above the top windows. This detail is to respect and emulate the string course which exists on Blaydes House. This is supported.

Cycle Store

The cycle storage has been located so the car parking does not affect the access to the stores. The path between the disabled bays achieves the required space to get full access to the cycle storage. We have now also added a cycle shelter roof to this area. The frame will be aluminium PPC dark grey to match the building whilst the roof will be a cladding sheet of pale grey.

Urban design support this approach - A detailed drawing of the cycle shelter is still required and could be secured via an appropriate condition.

Bin Storage

The bin store has been upgraded to include a door from the central staircase.

Urban design comments - Whilst the use of precedents is both good practice and strongly supported the LPA require sufficiently detailed drawings to ensure that the design team’s intended design quality is captured in drawings of sufficient detail and resolution. This is to

enable the LPA to be confident that design quality is safeguarded in any consent granted (if granted) and is not watered down post planning.

Detailed 1:20 drawings both elevations and sections through the principle facades (precise locations to be agreed with the LPA) are strongly recommended. Preferably these will be obtained prior to determination, otherwise through an appropriate condition.

Materials – strongly recommend a detailed condition on all external materials including (but not restricted to)

• All externally visible rain and waste water goods

• Roofing materials – mansard and flat elements

• All stonework (coping and parapet details)

• Main brick work

• Any/all feature brickwork

• All windows systems including timber and podwer coated aluminium cladding,

• Window sill detail

• Protruding framing

• All external doors including pedestrian and vehicle (garage doors).

• Timber latts (venting to car park)

• Balcony guards, soffit detail, flooring and integral lighting

• Cycle stores

Window reveals – from the plan drawings windows appear to be sufficiently recessed in their reveals. However it is recommended an appropriate condition requires windows to be recessed a minimum depth of a full brick and a half behind the masonry.

Recommendation

Urban design is supportive in principle subject to subsequent assessment of further details and drawings requested

Environmental Protection

No objections, subject to conditions regarding construction, noise, and contamination.

Yorkshire Water Services Ltd

No objections subject to conditions regarding drainage.

Humber Archaeology Partnership

Initially advised deferral until further archaeological information had been submitted. Following the submission of further information they have confirmed that they have no objection, subject to a condition.

Conservation Area Advisory Cttee (CAAC)

Object on the grounds of poor design and out of character with the area – wall inappropriate treating it as a back street.

Housing Investment and Renewal

Consults expired 11.02.2020

Historic England (Planning)

Comments to revised scheme, originally objected.

We note that the confusion regarding the archaeological reports appears to have now been resolved. We therefore are content to defer to the Humber Archaeology Partnership regarding any further archaeological work or assessment that is required in advance of consent being granted, or to be attached to any consent that may be granted.

We also note that further design improvements have been made to strengthen the quality of the contemporary approach to the development. We are therefore now content to defer to your Senior Urban Designer regarding any further design modifications or details that may be required. For example, ensuring that the windows are an adequate depth in the reveals and the parapet is adequately set back from the main façade above an appropriately detailed stringcourse.

Recommendation

We consider that the issues and safeguards outlined in our advice need to be addressed in order for the application to meet the requirements of paragraphs 127 and 193 – 196 of the NPPF.

Access Officer

I’m not clear on how someone, particularly using a wheelchair, gets to the proposed entrance to this 4 storey block of apartments. At present there is no accessible footpath or route that I can see.

Off High St there is a narrow pavement for a short length of the Staithe, then it is onto the carriageway. At present the carriageway is the old cobbles covered by some patchy tarmac. Vehicles also park along its length. This could impede access for anyone, particularly if the old tarmac is eventually stripped off, which I would suspect would be a conservation aim.

There is an error in the Design and Access Statement (DAS), which states that Policy 21 has a requirement for only 10% of M4 (2) accessible and adaptable properties. If these are for market then this figure should be 25% and 50% if social housing.

The DAS states that there are 4 properties which they identify on plan as the 4 properties in the 4 storey block facing Blaides Staithe, 1 st to 4 th floors. These do appear to meet the

required standard, with the possible exception of needing a 300mm leading edge to the door into the living room.

In addition if all properties are for market then by providing 4 M4(2) properties the application meets the required 25%. If however they are social housing the application falls short on M4 (2).

Comments on response from agent:-

These appear to have answered my queries.

Flood Team

No objection to this application, provided development is carried out in accordance with the submitted Drainage Impact Assessment.

Highways Development Control

The applicant has proposed 10 on-site car parking spaces. This site is within the Hull Local Plan (2016-2032) City Centre defined area and therefore SPD5 Hull City Centre Parking Strategy (adopted October 2019) is applicable.

Section 6.3 of SPD5 states:

This SPD clarifies that this level of flexibility within the city centre will mean that 20% of the citywide policy requirement should be sufficient due to the extensive levels of parking provision and public transport provision available; this includes applications for prior approval, change of use and new build for residential and main town centre uses. Appendix 3 identifies the parking standards applied to development within the boundary of the Local Plan City Centre defined area. Flexibility may still be applied to these standards in accordance with Policy 32(1).

The proposed number of parking spaces exceeds the requirement of SPD5 therefore, I have no objection to this application.

Environment Agency

No objections subject to conditions.

HCC Ecologist

The proposal lies within the area for screening impacts on the Humber Estuary SAC SPA Ramsar SSSI, however, does not meet any of the Natural England criteria for screening. A closer look at the application confirms this as details state that surface water discharge is to sewer with no pathways identified to the River Hull. The site is sufficiently removed from the Humber Estuary that disturbance impacts from piling are not of concern.

The site currently poses no significant constraints in terms of notable or European protected species. The River Hull Local Wildlife Site lies adjacent to the proposal and is a commuting corridor for bats and SPA birds (predominantly redshank), any lighting scheme should be designed to avoid lighting of the river. Where necessary, lighting should be downward facing or cowled/hooded.

Local Ecology

The site boundaries are currently vegetated with a mix of ornamental species; Cotoneaster, sumac Rhus typhinia, flowering currant Ribes sanguineum, Pyracantha, Symphoricarpos mollis, Hebe and various laurel species interspersed with bramble. Whilst none of these species are particularly notable in ecological terms they provide an important roosting and food resource for bird and invertebrates in the city centre where vegetation is far from abundant. Brownfield species within the wider footprint are restricted to various grasses with black medick Medicago lupulina, yarrow Achillea millefolium, Canadian fleabane Erigeron canadensis, common vetch Vicia sativa and Buddleja Buddleja davidii similarly these species offer a nectar resource. The development should seek, as a minimum, to replace or compensate these habitats within the footprint.

Possible features could include integral swift boxes and bat boxes and a brown roof ideally suited to a development of this kind. Integral bat boxes and swift bricks that sit flush with the external wall surface would be the best type of bird nesting feature and numerous different designs are widely commercially available. The design of the boxes mean they are fully enclosed from the main building. Boxes are self-cleaning and bats and in particular swifts are very clean species. A biodiverse roof need not cover the entire roof, a small lightweight green or brown roofing feature/strip would improve air quality and insulation of the building and would reduce the volume of runoff which needs addressing sustainably.

Policy 45 requires the planting of three new trees per new dwelling. The integration of a tree may be possible within the development and with planting in appropriate tree pits would support surface water attenuation.

Invasive species

The site is bound by ornamental planting, within this planting is entire-leaved cotoneaster Cotoneaster integrifolius a plant listed on Schedule 9 of the Wildlife and Countryside Act. An invasive species protocol will be required to ensure the plant is correctly removed and disposed of to prevent spread to the adjacent River Hull Local Wildlife Site.

If you are minded to grant permission, I recommend the inclusion of a condition requiring an ecological enhancement plan.

Hull Access Improvement Group

We question the access in to the block with the flat as this appears to be directly from the road, will there be a kerb at this location?

Providing a lift is welcomed providing it is correctly laid out, but would like a design that has two lifts, so in the event one is out of order there is another available. They should also be suitable for evacuation in the event of an emergency.

Hull Civic Society

Hull Civic Society object to the above application.

Whilst we welcome, in principle, residential development on this long-disused site, the historic character of "Little" High Street demands an especially high standard of design to complement the neighbouring historic buildings, especially the Georgian elegance of Blaydes House and the surviving Georgian buildings on the west side of "little" High Street. We do not consider that the current scheme matches this expectation.

There are three positive features in the scheme: the line of Blaides Staithe is followed, the scale matches that of Blaydes House and surrounding buildings and the use of brick is appropriate to the site.

However, there is no indication that this development is part of a larger scheme for the site, so most of this parcel of land bounded by Alfred Gelder Street and "little" High Street would remain a car park, adding nothing of visual interest to this corner.

The flat-roofed design is at variance with the pitched roof to be seen on all the surrounding buildings and on most domestic-scale properties in the Old Town and there is little in the building's detailing to give it visual interest. Seen from the south, the dominant impression is of a short row of dwellings between two huge blank sections of brickwork.

The end wall which forms the western facade of the building adds nothing of visual interest or elegance to the streetscape of High Street, even though, for most passers-by, this is the main part of the building they will see.

We therefore object strongly to this application in its present form, on the grounds of poor design which is out of keeping with this historic section of High Street.

Email of objection from local resident:-

1. There is a dearth of apartments in the city centre, with many unoccupied, and others without adequate parking facilities.

2. Five storey apartments along the river frontage is also going to create more sewerage problems, with rats already a major concern in Lawson Court and surrounding properties.

3. Why cannot Hull City Council purchase this land to make into a small garden area for when the is re-sited and the visitor centre built?

APPLICANT’S CASE

The applicant has submitted a Design and Access Statement which includes a Flood Risk Assessment stating the following:-

1. As a result of discussions with planning officers we have re-looked at the scheme to address the previous reasons for refusal. We feel we have addressed the scheme to suit what the planning department are looking for. The design which we are looking for is documented within the Hull City Council latest Local Plan for the area which was issued in April 2019 and also within the Residential Design guidance SPD 7.

2. Using all the information the planners have recently issued us we have developed a new scheme which addresses the above items.

3. Item 01 – Standard of quality of the building needed to be raised to be acceptable to the planners. This has been addressed in the revised scheme.

4. Item 02 – The building now uses materials and detailing which is familiar to the Old Town.

5. Item 03 – The building now addresses the heights, materials, building details, design, and relationship to the neighbouring Blaydes House which should no longer be seen to harm the context.

6. Item 04 – The building will have its own connection to the local drainage network.

7. Item 05 – The Flood Risk Assessment shows the assessed raised floor level and also ensures the building does not cause effect on the surrounding area.

8. Item 06 – Information from the archaeological evaluation showing the main detected remains are located on the south areas of the overall site, which is outside the building footprint.

9. Item 07 – The building now includes off-street car parking (10 spaces) which reduces the concerns of increased on-street parking.

10. Item 08 – The scheme now include up to 4no. accessible and adaptable apartments which is over the required 10%.

11. A detailed assessment of this document confirms that this proposal would accord with the relevant details and requirements.

Residential Amenity

12. Within the building it is evident that the proposed development will provide higher than average amenity levels for future occupants due to the large amount of glazing combined with the internal space provided.

Provision of Parking

13. Although there is a shortfall of on-site car parking provided within the site as per the local plan requirements, the application site is located within a highly sustainable location close to the City Centre.

Living Standards

14. The proposed development in its entirety would provide a high standard of internal living accommodation with good sized kitchens, dining and living arrangements with more than adequate size bedrooms and bathrooms. The completed development will provide all the necessary facilities associated with 21st Century living both internally and externally. It is evident that the content within the proposed plans shows the commitment of the applicant to provide a high standard of development that will ensure the continued use of this visually prominent site for many years.

15. There will be a minimum of 25% i.e. four apartments which will be made accessible and adaptable as described in document M of the building regulations. These will be located to the river frontage elevation. This conforms with the Local Plan policies 14 and 21, and National Policy Framework guidance.

Flood Risk Assessment

16. There could be flooding on the site up to 1.2m, the design of the development should incorporate resistance and resilience measures to deal with this level of flooding. It is therefore proposed the following measures are incorporated into the design of the development in accordance with the Communities and Local Government Document, Improving the Flooding Performance of Buildings.

 Floor levels to be raised 600mm above the average site level, 4.7m AOD

 To ensure that the external fabric of the building provides adequate flood proof protection also to a level of 4.70m AOD which is 600mm above the average site level.

17. This includes continuous impermeable walls and sealants for all openings.

 To consider flood resilience measures from 4.7m to 5.3m AOD. These are measures that allow the passage of water, with the use of easily replaceable, sacrificial materials such as gypsum plasterboard.

 To provide a suitable waterproof membrane to any new foundations to the property.

 To ensure any new service entry points to each of the properties are a minimum 600mm above finished floor level.

 To ensure any new electrical socket to the properties are a minimum 600mm above finished floor level.

 Install water tight / food proof external doors with letter box opening(s) at mid height.

 Backflow valves installed to the drains.

18. Figure 15 of the Hull CC SFRA shows that the development should have a place of safety above 7.25m AOD. This is accommodated within the development as the first floor is above 7.25 AOD.

19. The development would follow the guidance contained with the Secure by Design Certification document “New Homes 2016”. On site car parking provision will be provided with secure parking areas and within direct view of the proposed development.

20. The design criteria has been established and set out in the latest Hull Local Plan (issued April 2019). This plan shows the massing, heights and relationships which are required for any development on this site. This has been met in this design.

Conclusion

21. We feel that this project has developed from the previous application. Over the last months we have digested the comments made from the previous refusal and have redesigned the scheme to include the comments made arising from the refusal. Unfortunately due to the time spans of the re-submission we have not been able to involve the planners and committee with another pre-app but we have incorporated all their previous comments.

22. We believe the redevelopment of the land will represent a visual improvement on this poor quality site within the heart of the Old Town Conservation Area and within the setting of a Grade II* Listed Building. The site in its current form is deteriorating because of the absence of development and lack of upkeep and this visually prominent site is degrading the wider amenity value of this strategically important site. With other new developments arising in this area of the old town we believe this development will complement these projects and encourage other similar developments. The building is considered to be high quality with a contemporary appearance which complements the historic architectural language which is found in the High Street Conservation Area.

23. Unfortunately the site in its entirety is not being developed but the residential block on the junction of High Street and Blaides Staithe has been designed in a manner which can be extended to form a cohesive development along the High Street front and beyond.

24. Despite a shortfall in on site car parking provision which is common place for urban developments, the proposal is located within a highly sustainable location and within easy walking distance to the amenities the city centre has to offer.

25. Full consideration has been taken to design, heritage, internal layout, car parking, highway safety, neighbouring properties, land use and general relationships and it is considered that the development complies with all the relevant Policies within the Hull Local Plan (2019) and guidance within the National Planning Policy Framework.

The applicant has submitted a 25 page Building for Life Statement addressing the BfL headings.

The applicant has submitted a Drainage Impact Assessment.

The applicant has submitted a draft Unilateral Undertaking.

The applicant has submitted a land contamination report.

The applicant has submitted archaeological mitigation information, which has been revised.

Revisions:-

1. Following the Urban design and Conservation Officer comments the scheme has been updated with elevations which show the addition of the string course and the upper parapet brickwork being slightly recessed to emulate the Blaydes House detail.

2. Regarding the archaeology a revised report has been submitted.

3. We have seen the access officer’s comments on the planning portal regarding the concerns on the initial DDA access to the apartments. As a result we have made

some minor layout amendments to the front door access which now achieves a wider path distance.

4. We also note that the access officer notes the number of DDA adaptable flats needs to be 25% which gives 4no flats in total. As the layouts already accommodate 4no flats we he simply updated the Design and Access Statement to reflect this 25% requirement.

5. This should satisfy the latest comments which the access officer has made.

PLANNING FRAMEWORK

Hull Local Plan 2016 to 2032:

Part of allocated housing site No. 398

Strategic Priority 2 - Allocate land to meet the future need for the right type and quantity of homes.

Strategic Priority 3 - Promote the role of the city centre as a world class visitor destination.

Strategic Priority 6 - Protect and enhance the city’s historic assets.

Strategic Priority 7 - Support more sustainable locations and patterns of living, particularly to reduce pollution and carbon emissions.

Strategic Priority 9 - Protect and enhance the city’s natural assets.

Strategic Priority 10 - Keep residents and businesses safe, particularly from events predicted by climate science, such as flooding.

Strategic Priority 11 - Make Hull more attractive to residents, businesses and tourists.

Policy 3 - Housing requirement and site allocations

Policy 4 - Housing regeneration and brownfield land

Policy 5 - Type and mix of housing

Policy 6 - Housing space standards

Policy 9 - City Centre

Policy 14 - Design

Policy 15 - Local distinctiveness

Policy 16 - Heritage considerations

Policy 17 - Energy efficient design

Policy 18 - Renewable and low carbon energy

Policy 21 - Designing for housing

Policy 26 - Location and layout of development

Policy 31 - City Centre car parking

Policy 32 - Parking standards

Policy 37 - Flood Defences

Policy 39 - Sustainable Drainage

Policy 40 - Addressing Flood Risk in Planning Applications

Policy 42 - Open Space

Policy 44 - Biodiversity and wildlife

Other Material Considerations:-

SPD 2 - Heritage and Archaeology

SPD 3 – Environmental Quality

SPD 4 – Living with Water

SPD 5 – City Centre Parking Strategy

SPD 7 – Hull Residential Design Guide

SPD 9 - Vitality and Viability of Centres

SPD 10 – Trees

SDP 11 - Open Space

SPD 12 - Ecology and Biodiversity

SPD 13 – City Centre Design Guide

SPD 15 – Affordable Housing

National Planning Policy Framework

None directly relevant

PLANNING APPRAISAL

This site forms part of a larger allocated site for housing (site 398). The site has been subject to approvals in the past, see above, for the redevelopment of the whole of the site.

The most recent decision relates to this same part of the site for a similar scheme in 2018. This was refused for several reasons and this application is effectively a revised resubmission of that scheme that attempts to address the previous reasons for refusal. These shall be addressed in turn below.

This site is suitable for redevelopment, hence its allocation. A design guide has also been published to help inform a design approach to any scheme and the Urban Design officer has referred to this in his responses and design input.

Given the prominence and location of the site a comprehensive redevelopment for the whole of the site is promoted. It would appear that the site is under 2 ownerships and a joint approach is not forthcoming. This should not prejudice the delivery of part of the site, so long as it can be demonstrated that a design can work in isolation and also as part of a wider redevelopment.

Design/Heritage

The representations from the Hull City Council Urban Design officer and others raised a number of design issues. Without revision it is likely that the application would have been recommended for refusal, however the revisions made are considered to make the scheme acceptable.

In particular the High Street frontage has now been improved by a string course to tie it in with the scale and detailing of Blaydes House. The top floor on the riverside has been revised to a mansard form to lower the impact. Also the detailing quality has been improved so that, subject to conditions, it is considered that the quality is now acceptable and would comply with Local Plan Policies 14, 15 and 21. For these reasons the revised scheme is considered to address the previous reasons for refusal (1 to 3 – relating to design, materials, and listed building setting). In this case it is considered that the proposed development would be of a design that respects the city’s heritage, and would create a positive and distinctive contributions to enrich the built fabric.

Local Plan policy 16 addresses Heritage considerations and, amongst other things, states that development that would cause harm to the significance of a designated heritage asset will only be approved where it has been convincingly demonstrated that the harm cannot be avoided and there would be public benefits sufficient to outweigh the harm or loss caused. In this case it is considered that the proposed development would meet this test and therefore is considered to comply with Local Plan policy 16.

Local Plan policy 16 also highlights that development and initiatives which preserve and/or enhance the significance and setting of the city's heritage assets will be supported, especially those elements which contribute to the distinct identity of Hull. In this case it is considered that the proposed development would meet this test and therefore is considered to comply with Local Plan policy 16.

The above policy considerations are closely related to National Planning Policy Framework and Planning Practice Guidance which seek to ensure the appropriate protection of heritage assets and also to secure achieving well-designed places.

Section 72 of the Planning (Listed Buildings and Conservation Area) Act 1990 (as amended) states 'with respect to any buildings or other land in a conservation area, special attention will be paid to the desirability of preserving or enhancing the character or appearance of the area.'

Section 66 (2) of the Planning (Listed Building and Conservation Areas) Act 1990 (as amended) places a general duty on a Local Planning Authority in the exercise of its powers to have regard to the desirability of preserving features of special architectural or historic interest and in particular listed buildings.

The proposed development by virtue of its design, detailing and location would preserve the character and appearance of the Old Town Conservation Area and for the same reasons would preserve the setting of the neighbouring Grade II* Listed Blaydes House to the north.

Policy 21(1) – The application includes a Building for Life statement (BfLS); this sets out how the proposal meets each of the criteria, and has been found acceptable.

Archaeology

Humber Archaeology Partnership and Historic England have highlighted the need for suitable archaeological evaluation. After various exchanges of information and an updated report this matter has now been addressed, subject to conditions. This addresses previous reason for refusal no. 6.

Equalities/Access issues

The proposed revised design shows equitable access and the access officer has considered the application and found it to be acceptable, complying with Local Plan policy 21. Lift access is also proposed to a number of the flats. This overcomes previous reason for refusal no. 8.

Drainage/Flood Risk

The applicant has submitted a Drainage Impact Assessment and a FRA. These now make it clear how the site can address both drainage and flood issues, subject to conditions. The Environment Agency, Yorkshire Water and Flood team have raised no objections, the proposal is now considered to comply with Local Plan Policy 40 and addresses previous reasons for refusal nos. 4 and 5. Open space/trees/playspace/recycling/Affordable Housing

The site is located within the city centre, zone 1 of the residential charging zones. This would mean that there would no CIL liability in this case. Similarly the zone location means that housing is not required to meet minimum space standards, policy 6. All the apartments do meet the space standards.

Policy 42 Open Space – there is no requirement for open space provision (allocated site with no requirement).

Policy 45 – The development will be required to make a contribution to the provision of new trees at a rate of 3 trees per dwelling, a total of 48 new trees.

Policy 5 relates to the provision of affordable housing on market housing developments as the proposal is above the threshold level of 15 dwellings this policy would apply and should be secured by conditions and legal agreement.

Policy 21(3) – The Heritage, Design & Access Statement (HDAS) states that ‘there will be a minimum of 10%, i.e. 2 apartments, which will be made accessible and adaptable as described in document M of the building regulations’ (p22). The policy requires at least 25%

of market housing and at least 50% of affordable housing to be M4(2) compliant. This would equate to 3.5 of the market flats (25% of 14) and 1 of the affordable flats (50% of 2).

Parking

Policy 32(1) Parking Standards – The city centre location means that car parking standards are applied at the rate of 20% of the citywide standard. The 6x 1-bedroom flats would therefore require 1.2 spaces and the 10x 2-bedroom flats 4 spaces, a total of 5.2 spaces. The application proposes 10 spaces, which is around 40% of the citywide standard and 200% of the city centre standard. The policy requires at least 1 of the 5.2 spaces to be for disabled use; the application plans and BfLS (p25) indicate 2 of the 10 spaces to be for disabled use.

The policy requires 1 undercover and lockable cycle parking space for each flat, a total of 16 spaces; the application proposes 16 secure spaces (plans and BfLS p25).

The development will be required to provide electric vehicle charging points: ‘’all new city centre development connected from 1st January 2020 will be required to provide passive charging to all car parking spaces required for the development, with a minimum charging rate of 7kW’’ (SPD5 City Centre Parking Strategy, para 16.7)

The parking provision is now considered acceptable, addressing the previous parking reason for refusal (no. 7)

Amenity of neighbours and new residents

The proposed flats/town houses would be of an acceptable design and size and design so that the amenity of the prospective residents would be suitable. The amount of daylight and sunlight available to the habitable rooms is considered adequate. There would be some increased overlooking and loss of privacy to the residential properties to the west, however the impact on residential amenity would not be significant.

Biodiversity

Given the details of the proposal and the characteristics of the site it is considered that there would be no adverse impact on areas or species of ecological significance. The planting on the site is self-seeded and of no rarity value. No replacement landscaping is proposed but given the city centre location this is considered acceptable. The ecologist has recommended conditions regarding bats boxes etc, these are considered necessary and reasonable, to comply with Local Plan Policy 45.

Crime and Disorder

Designing out crime and designing in community safety should be central to the planning and delivery of new development. Section 17 of the Crime and Disorder Act 1998 requires all local authorities to exercise their functions with due regard to their likely effect on crime and disorder, and to do all they reasonably can to prevent crime and disorder.

Given the nature of the proposal it is considered that there would not be, or likely to be, an increase in crime or disorder or the potential for such an increase due to the increased activity and passive surveillance offered by the residential occupancy.

Energy efficiency and renewables

This could be conditioned on any approval, such new build developments should be able to comply with Policy 17.

Other Objections

Objections have been raised and have been addressed elsewhere in this appraisal.

Conclusion

The application site forms part of a wider committed housing site. However it is not proposed to deliver the whole site, just the northern side. This has led to a number of design challenges which previously led to a refusal on 8 grounds, these matters have been addressed in this application and the recommendation is approval, subject to legal agreement.

The proposal is now considered capable of delivering a satisfactory standard of development for this key city centre site. The proposed design is considered to be of an acceptable design, complying with Local Plan policies 14, 15, 16 and 21. The proposal is also considered to have an acceptable impact upon the Character and appearance of the Old Town Conservation Area and neighbouring Grade II* listed building, complying with Local Plan policy 16. The proposal has adequately addressed flood risk and drainage, complying with Local Plan policy 40. Archaeological matters have been addressed adequately, complying with Local Plan policy 16. There is an acceptable level of car parking, complying with Local Plan policy 32.

DMPO Article 35 Statement

The local planning authority have worked with the applicant in a positive and proactive manner based on seeking solutions to problems arising in relation to dealing with the planning application in the following way(s):

Engaging in pre-application discussions with the applicants; and

Discussing potential solutions with the applicants during the processing of the application.

RECOMMENDATION

The application be approved subject to a legal agreement to ensure the provision of affordable housing and trees in the vicinity of the site, (which, except in exceptional circumstances, if not signed within 1 month of the date of the date of this resolution the Head of Planning be authorised to refuse the application),

That the application be approved subject to the following conditions: -

1) Det 1D (Development to accord with approved plans)

[001 Rev A, 014 Rev C, 020 Rev D, 010 Rev C, 040 Rev B, 016 Rev A, 021 Rev C]

2) Det 2B (Time limit – Full application)

3) No development shall commence until details of the surface materials of all roads, footpaths and hard landscaped areas in the development have been submitted to and approved in writing by the Local Planning Authority. The development shall

be carried out as approved. A pre-commencement condition is necessary) to ensure the materials to be used are in the interests of visual amenity and comply with policy 14 of the Local Plan.

4) No development shall commence until details of all external materials to be used in the development have been submitted to and approved in writing by the Local Planning Authority. The details shall include:-

a. All externally visible rain and waste water goods

b. Roofing materials – mansard and flat elements

c. All stonework (coping and parapet details)

d. Main brick work

e. Any/all feature brickwork

f. All windows systems including timber and power coated aluminium cladding, to a scale of not less than 1:20

g. Window sill detail to a scale of not less than 1:20

h. Protruding framing to a scale of not less than 1:20

i. All external doors including pedestrian and vehicle (garage doors).

j. Timber latts (venting to car park)

k. Balcony guards, soffit detail, flooring and integral lighting

l. Cycle stores

The development shall be carried out as approved. A pre-commencement condition is necessary to ensure the materials to be used are in the interests of visual amenity and comply with policy 14 of the Local Plan.

5) The affordable housing (2 units) shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future guidance that replaces it. The scheme shall include:

Confirmation of dwellings to be provided as affordable housing; and

The arrangements for the management of the affordable housing to ensure it is affordable for both first and subsequent occupiers of the affordable housing.

In order to secure the provision of affordable housing in accordance with policy 5 of the Local Plan.

6) The building hereby approved shall not be occupied a means of vehicular access to serve it has been constructed in accordance with the approved plans. In the interests of amenity and public safety and to comply with policy 26 of the Local Plan.

7) No dwelling shall be occupied until the access to it and the parking and garaging facilities associated with it have been constructed in accordance with the approved plans. The access, parking and garaging facilities shall thereafter be retained in their entirety for such use (in the interests of residential amenity and public safety and to comply with policy 26 of the Local Plan).

8) The building shall not be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with the approved plans. The access shall thereafter be retained (to ensure suitable access is available to enable and encourage pedestrian and cycle access and to comply with policies 25 and 26 of the Local Plan).

9) The building hereby approved shall not be occupied until a secure vehicle parking area has been provided in accordance with the approved plans. The vehicle parking area shall be retained in its entirety for such use. In the interests of minimising the opportunity for crime, amenity, and public safety and to comply with policy26 of the Local Plan).

10) In accordance with the approved plans provision shall be made and retained within the site at all times for the parking, loading and unloading of vehicles and for vehicles to turn so that they may enter and leave the site in forward gear (in the interests of public safety and to comply with policy 26 of the Local Plan).

11) A minimum of 10 car parking spaces shall be retained for use by occupiers of the residential development alongside motorcycle and cycle parking. The car, cycle and motorcycle parking shall at no time be used to provide parking facilities for persons not occupying an approved use within the building. In the interests of public safety and to comply with policy 26 of the Local Plan).

12) The units shall not be occupied until secure cycle parking facilities have been provided in accordance with the approved plans. The cycle parking shall subsequently be retained in its entirety for such use. In order to ensure adequate secure provision for cyclists and to comply with policies 25 and 36 of the Local Plan).

13) The units shall not be occupied until details of electric vehicle charging points have been provided in accordance with details to be submitted to and approved in writing to the Local Planning Authority. The charging points shall subsequently be retained in its entirety for such use. In order to ensure adequate electric vehicle charging points in accordance with policy 25 and 36 of the Local Plan).

14) No development shall commence until details of the proposed means of disposal of foul water from the site have been submitted to and approved in writing by the Local Planning Authority. No buildings shall be brought into use prior to completion of the approved works. A pre-commencement condition is required to ensure that proper provision is made for the disposal of foul water, and to comply with policies 38 and 39 of the Local Plan.

15) No development shall commence until details of the proposed means of disposal of surface water from the site have been submitted to and approved in writing by the Local Planning Authority. There shall be no piped discharge of surface water from the site until the approved works (including any off-site works) have been

completed. A pre-commencement condition is required to ensure that proper provision is made for the disposal of surface water, and to comply with policies 38 and 39 of the Local Plan).

16) There shall be no discharge of foul or contaminated drainage from the site into either the groundwater or any surface waters, whether direct or via soakaways (to protect groundwater quality in the area, and to comply with policies 39 and 48 of the Local Plan).

17) The development shall be carried out in accordance with the submitted flood risk assessment (Ref: J2976, dated 2nd February 2018) and the following mitigation measures it details

a. Finished floor levels shall be set no lower than 4.7m above Ordnance Datum (AOD)

b. The development must utilise a water exclusion strategy with the use of flood proof doors to exclude water to a minimum of 5.3m AOD

c. Flood resilience measures as detailed in the recommendations section of the approved FRA shall be incorporated to a minimum level of 5.3m AOD

d. An internally accessible place of safety set at a minimum height of 7 25m AOD shall be provided. The place of safety shall be retained and made available throughout the lifetime of the development

e. There must be a minimum of a 4m easement provided between the eastern edge of any newly erected development and the existing River Hull defences.

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority (To protect the development against existing and future flood risk and to comply with Local Plan Policy 40).

18) No development (including associated demolition if applicable) shall commence until details of construction/demolition methods (including the methods of piling), and measures to minimise the emission of noise and dust from the site have been submitted to and approved in writing by the Local Planning Authority and shall be carried out in accordance with those approved details. Construction/Demolition works that are audible at the boundary of the site shall not take place outside 07.30 to 19.30 hours on Monday to Fridays, 08.00 to 12.30 hours on Saturdays nor at any time on Sundays or Bank and National Holidays. No open burning of any waste material shall be permitted within the site, except for the burning solely for the control of dry rot, for which prior permission from the Environmental Regulation department is required. A pre-commencement condition is required in the interests of amenity and to comply with Local Plan policies 47 and 49.

19) CLC 1C Phase 1 Desk Study Report

Part 1. Site Characterisation

No development shall commence until an investigation and risk assessment, in addition to any assessment provided with the planning application, has been completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report 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: o human health, o property (existing or proposed) including buildings, crops, livestock, o pets, woodland and service lines and pipes, o adjoining land, o groundwaters and surface waters, o ecological systems, o 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’.

The initial report will be a Phase I Desk Top Study Report and should further intrusive investigation work be recommended from the Phase I report, a Phase II Intrusive site investigation shall be conducted.

Part 2. Submission of Remediation Scheme

If required through the recommendation of the Phase II intrusive site investigation, a detailed remediation scheme to bring 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 must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Part 3. Implementation of Approved Remediation Scheme

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development 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.

Following completion of measures identified in the approved remediation scheme, a verification 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.

A pre-commencement condition is required 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 48 of the Local Plan).

20) No development shall take place until the applicant, or their agents or successors in title, has implemented a mitigation strategy in order to secure the preservation of the archaeological remains. This should be undertaken in accordance with an approved written scheme of investigation which has been submitted by the applicant and approved by the Planning Authority. Development shall be carried out in accordance with the approved details, and to comply with Policy 16 of the Hull Local Plan 2016-2032. The archaeological programme should include:

i) An assessment of the impact of the proposed development on the known archaeological remains.

ii) Proposals for the preservation in-situ, or for the investigation, recording and excavation of archaeological remains and the publication of the findings.

iii) The programme of post-investigation assessment of the results of the on-site archaeological work.

iv) Provision to be made for the analysis of the site investigation and recording, following the post-excavation assessment, where results justify this.

v) Provision to be made for publication and dissemination of the analysis and records of the site investigation, where results justify this.

vi) Full provision to be made for archive deposition of the analysis and records of the site investigation.

vii) Nomination of a competent person or persons/organisation to undertake any archaeological work as set out in an agreed Written Scheme of Investigation. Sufficient notification and allowance of time to archaeological contractors nominated by the developer to ensure that any archaeological fieldwork is completed prior to the commencement of permitted development.

The programme shall be carried out as approved, unless otherwise agreed in writing beforehand with the Local Planning Authority (to protect archaeological interests; to comply with Policy 16 of the Hull Local Plan 2016-2032 and guidance with the National Planning Policy Framework (Section 16).

21) In the event that contamination is found at any time when carrying out the approved 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, and where remediation is necessary a

remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme, a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

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 48 of the Local Plan).

22) No clearance, site preparation or construction work shall take place in any phase of the development until an Ecological Enhancement and Management Plan (EEMP) has been submitted to and approved in writing by the Local Planning Authority. The EEMP should be compiled by a suitably qualified ecologist. The content of the EEMP shall include the following.

1) Details of the precautionary methods of working for works including pollution control measures adjacent to the River Hull Local Wildlife Site, protected species (nesting birds), invasive species control, shrub and tree removal and/or protection;

2) Plans, specifications and details for the layout and design of biodiversity enhancement measures which should incorporate compensation for habitats lost as a result of the proposal

This should include details of:

a) Details of the planting of native tree, shrubs, brown/green roof, nectar rich plant species and/or wildflower planting, of local province to increase the ecological diversity;

b) A lighting strategy which secures dark corridors for foraging bats along the River Hull Local Wildlife Site and on the boundaries and of the site;

c) Details of six integral roosting features for birds and/or bats to be built into the new development.

A detailed drawing showing the precise location of enhancement measures and biodiversity features within the site should be included.

The approved plan will be implemented in accordance with the approved details and maintained in perpetuity unless agreed otherwise in writing with the Local Planning Authority.

This pre-commencement condition is imposed in the interest of maintaining and improving habitats, biodiversity and the nature conservation value of the site and surrounding features so as to comply with the National Planning Policy Framework (NPPF), the Natural Environment and Rural Communities (NERC) Act 2006 and policy 44 of the local plan. And also to ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended).

23) Should any soil be imported on to site for gardens or landscaped areas, documentation/test certificates for the imported material shall be submitted to, and approved in writing by the Local Planning Authority before the soil is imported. The documentation/test certificates shall include:

a. the source of the soil;

b. the ratio of samples taken per volume of soil in cubic metres;

c. the analytical suite of contaminants tested for; and

d. the assessment criteria against which the analytical results have been compared, to assess suitability for use.

For imported soils from a ‘greenfield’ source, the number of samples to be taken shall be a minimum of 3 or 1 per 250m³, whichever is the greater. These shall be tested for standard metals/metalloids; speciated PAHs; and asbestos.

For imported soils from a ‘brownfield’ source, the number of samples to be taken shall be a minimum of 6 or 1 per 100m³, whichever is the greater. These shall be tested for standard metals/metalloids; speciated PAHs; TPH (CWG banded); asbestos; and any other contaminants deemed necessary, based on the history of the source site.

The assessment criteria against which the test results are compared, shall be compliant with government policy (e.g. soil guideline values, or other authoritatively produced generic or site specific assessment criteria).

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 48 of the Local Plan).

24) No development shall commence until a noise survey has been carried out in accordance with details to be first submitted to and approved by the Local Planning Authority, and shall include details of any mitigation measures required to protect prospective occupiers of the dwellings from disturbance by noise from traffic. The development shall thereafter proceed in accordance with the approved mitigation measures, and such measures shall be thereafter retained. A pre- commencement condition is required to ensure satisfactory noise control measures are in place in the interests of residential amenity and to comply with policy 14 and/or 49 of the Local Plan.

25) No development shall commence until details of construction methods (including the methods of piling), and measures to minimise the emission of noise and dust from the site have been submitted to and approved in writing by the Local Planning Authority and shall be carried out in accordance with those approved details. Construction works that are audible at the boundary of the site shall not take place outside 07.30 to 19.30 hours on Monday to Fridays, 08.00 to 12.30 hours on Saturdays nor at any time on Sundays or Bank and National Holidays. No open burning of any waste material shall be permitted within the site, except for the burning solely for the control of dry rot, for which prior permission from the

Environmental Regulation department is required. A pre-commencement condition is required in the interests of amenity and to comply with Local Plan policies 47 and 49.

26) Details of equipment to control the emission of fumes, including the location and design of any external pipe or flue and measures to mitigate noise from the extraction equipment, shall be submitted to and approved in writing by the Local Planning Authority. The approved equipment shall be installed before the use commences and thereafter retained and operated in accordance with the manufacture's specifications/instructions. In the interests of amenity and to comply with policy 14 of the Local Plan.

27) At least 4 dwellings hereby approved shall meet Building Regulation M4(2) standard, unless otherwise agreed in writing beforehand with the Local Planning Authority (to provide a satisfactory standard of housing design in accordance with Local Plan Policy 21).

28) Prior to development commencing details shall be provided for written approval detailing how the proposal will seek to reduce energy and water use and mitigate flooding, pollution and over-heating. This should include details relating to the consideration of the siting, form, orientation, layout and construction materials of buildings. The principles of passive solar design should be followed to minimise the need for mechanical heating and cooling. The approved details shall be implemented as approved, unless otherwise agreed in writing beforehand. A pre- commencement condition is required to secure energy efficient design in accordance with Local Plan Policy 17.