Committee Report

1. PUBLIC

 COMMITTEE REPORT

Planning 04/08/2016 Committee:

Target Date 31/08/2016

Application No: FUL/2016/1458

Description: Extension to the Alan Higgs Centre to create a new bespoke Training Centre for Wasps RFC, together with car parking, landscaping and associated development.

Site Address: Land adjacent to the south of Alan Higgs Centre Allard Way

Applicant: WTGC Limited

Ward: Binley and Willenhall

RECOMMENDATION Planning committee are recommended to resolve that they are minded to grant planning permission, subject to conditions, and the Secretary of State not wishing to intervene regarding the determination of the application.

INTRODUCTION This application is to be considered at Planning Committee in accordance with the Scheme of Delegation, as it is a major application and does not accord with the development plan.

APPLICATION PROPOSAL The application is for the extension of the existing Alan Higgs Centre to create an indoor training centre and rugby pitch/kicking barn for Wasps RFC on land to the south of the existing building, with 70 additional car parking spaces for visitors and players to the east of the existing building.

The proposed training centre would cover a floor area of 2625 sq m and would have a maximum height of 9.8m. It would have a roof that was constructed from aluminium and which would replicate the curves of the existing Alan Higgs building, with walls comprising of a mixture of aluminium glazed glass and black timber cladding, with a streak of yellow to tie in with the corporate colours of the Wasps. The training centre will be linked to the south west corner of the existing building.

The indoor rugby pitch/kicking barn will cover 4800 sq m and would have a height of 21m to eaves, and nearly 24m to the highest part of the roofline. The building will be partially timber clad, with polycarbonate cladding and roof sheeting above to create a transparent effect.

Access to the site will be via the existing Alan Higgs access from Allard Way, with 70 additional car parking spaces being provided to cater for the development.

The proposal is required because, whilst the club has relocated to Coventry, the players have still been training in London and therefore the training facilities are needed nearby. A temporary solution has been granted permission in Binley Woods by Rugby Borough Council, but permanent facilities in the Coventry area are still required.

It is anticipated that as a professional club Wasps will use the facility on weekdays, with normal hours being between 0730 and 1530, with the indoor rugby pitch being open to the community outside of these hours.

The planning statement says that the relocation of Wasps to Coventry has already brought benefits in terms of securing the future of the Ricoh Arena and inspiring young people to follow and get involved in rugby, evidenced by the high attendances of 20,000 plus at Wasps home matches. The full relocation of Wasps to Coventry would bring further benefits to the area in terms of the clubs involvement in the community through school and amateur club visits. The relocation of players and staff to the area would also bring economic benefits and investment through the purchasing of homes and goods and services from local retailers.

It goes on to say that the training centre would employ up to 80 people, including playing staff and coaches. In addition to existing staffing levels, the centre would create additional employment opportunities which would be made available to members of the community. The attraction of an elite sporting club also raises the profile of the area and encourages associated businesses to spend and invest in the area. All these benefits will help strengthen the socio-economic outlook of the area and accord with the objective set in the draft Local Plan to support the local economy and the Council plan to re-establish Coventry as one of the Country’s top 10 cities.

SITE DESCRIPTION The application site is located to the south and east of the existing Alan Higgs Centre, which is a sports centre and provides both indoor and outdoor sports facilities to the public. The land where the building and car parking are to be situated is currently used as a football pitch and netball court. The football pitch is approximately 2m lower than the existing building.

The overall site is located within the Green Belt, and is part of the Alan Higgs Centre which includes car parking to the north, and a number of sports pitches to the south and south west and is accessed from Allard Way. The overall site is bounded by the railway line to the north, with Allard Way running to the west, and the River Sowe and open land to the south and east. Beyond the site to the south and east is the residential area of Willenhall.

PLANNING HISTORY There have been a number of historic planning applications on this site; the following are the most recent/relevant.

Application Description of Development Decision and Number Date R/2002/0878 Redevelopment of site for the laying out of eight Approved outdoor pitches with ancillary replacement indoor 18/09/2003 recreation provision (including indoor pitch and other community facilities), parking and environmental improvements.

POLICY

National Policy Guidance National Planning Policy Framework (NPPF). The NPPF published in March 2012 replaced all previous national planning policy and sets out the Government’s planning policies for England and how these are expected to be applied. It sets out the Government’s requirements for the planning system only to the extent that is relevant, proportionate and necessary to do so. The NPPF promotes sustainable development and good design is recognised as a key aspect of this.

The National Planning Practice Guidance (NPPG) 2014, this adds further context to the NPPF and it is intended that the two documents are read together.

Local Policy Guidance The current local policy is provided within the Coventry Development Plan 2001 (CDP) relevant policy relating to this application is:

Policy OS4 – Creating a More Sustainable City Policy GE4 – Protection of Outdoor Sports Facilities Policy GE6 – Control over Development in the Green Belt Policy SCL1 – Social, Community, Leisure and Indoor Sports Facilities Policy SCL2 – Large Social, Community, Leisure and Indoor Sports Facilities Policy AM1 – An integrated, accessible and sustainable transport strategy. Policy AM22 – Road safety in New Developments

Supplementary Planning Guidance/ Documents (SPG/ SPD): SPG Design Guidelines for New Residential Development SPD Delivering a more sustainable city

Emerging Policy Guidance The Draft Local Plan 2016 to 2031 has been submitted to the Inspectorate, examination hearings are currently underway. Whilst the policies do not hold significant weight at this time, they will gain weight as the local plan continues through the process. Policies within the draft local plan that are relevant include:

Policy DS3 – Sustainable Development Policy Policy GE2 – Green Space Policy GB1 – Green Belt and Local Green Space Policy CO1 – New or improved social community and leisure premises Policy AC1 – Accessible Transport Network CONSULTATION No Objections subject to conditions received from: Environmental Protection Officers (CCC) Severn Trent Water Highways Further information has been requested from:  Sustainability  West Midlands Fire Service  Ecology No objections have been received from: Conservation (CCC) Urban Design West Midlands Police At the time of writing the report final comments have not been received from: Sport England Tree Officer Drainage (CCC) 407 Immediate neighbours and local councillors have been notified; six site notices were posted on 9th June 2016. A press notice was displayed in the Coventry Telegraph on 9th June 2016.

1 letter of objection has been received, raising the following material planning considerations: a) The proposal will adversely impact on the habitat of several protected species on adjacent land. b) The proposal should be located somewhere that causes less devastation to local fauna.

6 letters of support have been received, raising the following material planning considerations: c) In the long term the application could benefit the City of Coventry, the proposal will inspire young athletes to use the facility. d) A contribution should be made towards upgrading pedestrian and cycle paths. e) This proposal will help secure jobs at the Alan Higgs Centre in a way that the current rolling contracts cannot.

31 letters have been received raising the following non material planning considerations, which cannot be given due consideration in the planning process: f) The proposed displacement of the Coventry City Football Club academy. g) This is a plan to eradicate, destroy and cripple Coventry City Football Club by a non- Coventry originating entity, it shows spite and a lack of loyalty and the loss of young talent will be a great loss to Coventry to the benefit of neighbouring cities. h) To approve this application would be an act of spite against CCFC. i) The Council is in cahoots with the London rugby club and their hedge fund owners. j) Coventry City Council are trying to promote health and fitness and as football is a far larger participants sport than rugby approving this application will damage that. k) The council have brought shame on the city. The council have no care for Coventry City FC and its academy which is the lifeblood of the football club and are intent in destroying the club and its academy due to its own pig-headedness and hatred for SISU. l) If approved the plan will greatly restrict use by the Coventry public of the centre. m) The sale of the Ricoh to WASPS included them building a training facility at the Ricoh not on charity land reserved for other local sports clubs and community amenities. n) This is not in the best interests of the community. o) London Wasps belong in London not Coventry. p) There is a hidden agenda to rid the city of its football team, there should be a full public enquiry into the council’s dealings with regard to the football club and the move from Highfield Road.

Any further comments received will be reported within late representations.

APPRAISAL The main issues in determining this application are principle of development, design, Green Belt, impact upon neighbouring amenity, highway considerations, ecology and other issues.

Principle of development Policy SCL1 states that the City Council will promote and encourage the provision of social, community, leisure and indoor sports facilities in locations which are accessible to and meet the needs of the people of Coventry by choice of means of transport.

Policy SCL2 encourages such uses in defined Centres or where no in Centre location exists, on edge of Centre locations, and says that proposals will be considered on the basis of: compatibility with nearby uses; accessibility by a choice of means of transport; and compatibility with other Plan policies. And when not proposed to be in or on the edge of a Centre : the proposal will meet an unmet need; and there is any significant adverse impact upon the role of a defined Centre. The site is not located within a defined Centre, and is not in an edge of Centre location, but is to extend an established sports facility which has a city wide catchment and as such, it is considered that the proposal is compatible with existing nearby uses, is approximately 200m away from a bus route into the City Centre, will meet an unmet need in terms of providing a facility which does not already exist within the city, and is in relation to the sport of Rugby, which requires open space and/or facilities of a reasonable size which is very unlikely to be provided within a defined Centre.

As such, and subject to conformity with other Plan policies, it is considered that the proposal is acceptable, in principle.

Green Belt Under the Coventry Development Plan 2001 the application site is situated within the Green Belt. The draft Coventry Local Plan 2016 seeks to remove the site from the Green Belt without reallocating it as Local Green Space, and whilst this document carries limited weight currently, its weight is increasing as it progresses through the adoption process.

The NPPF states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. Paragraph 88 goes on to state that “When considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations”. This is reflected in Policy GE6 of the Coventry Development Plan 2001 and Policy GB1 of Coventry’s emerging Local Plan.

Paragraph 89 of the NPPF identifies a number of exceptions to inappropriate development, which include buildings for agriculture and forestry, provision of appropriate facilities for outdoor sport, the extension of a building provided that it does not result in disproportionate additions over and above the size of the original building, replacement buildings, limited infilling in villages and redevelopment of previously developed sites providing they have no greater impact on openness.

Whilst the proposal is for sport and recreation, it is for indoor sport rather than outdoor sport, and whilst it is an extension to an existing building, it is a large extension that is much larger than the existing Alan Higgs building and for these reasons, does not fall within the exceptions that paragraph 89 outlines. As such, to be acceptable, very special circumstances will need to apply.

The applicant has provided the following details as to why very special circumstances do apply for the application proposal. The very special circumstances are based on the current use of the site, the overall purpose of the Green Belt, and the landscape and visual appraisal of the proposal.

In terms of the current use of the site, both Section 8 of the NPPF and Policy SCL1 of the adopted Development Plan support the provision of new indoor and outdoor sporting facilities which help to develop healthier and more sustainable communities. Section 8 also details three reasons for when the loss of an existing site used for sport and recreation is appropriate: an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements; or 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 needs for which clearly outweigh the loss. The extension to the site for elite sport would continue the existing use already established for sport and recreation and result in development of a higher quality on site. The indoor pitch would be made available to the community thereby increasing the facilities offered on the Alan Higgs site, and strengthening the use of the site for sports and recreation for future generations.

The use of the site by premiership and international rugby players and coaches would increase the profile of the complex and benefit local youngsters who would be motivated and inspired by their regular presence.

Wasps would also manage the outdoor pitches outside the application boundary but within the wider Alan Higgs complex. These pitches will be open to the community, thereby adding to the benefits of having Wasps RFC on site.

There is also an identified need for the Wasps Training Centre in Coventry as part of their relocation plans to the area. The proposed extension would therefore accord with Section 8 of the NPPF and Policy SCL1 of the adopted Development Plan.

In terms of the purposes of the Green Belt, and as considered in the Joint Green Belt Study, the development of the site does not conflict with the five purposes of the Green Belt detailed in Paragraph 80 of the NPPF.

The application Site was considered as part of land parcel C11 in the review and received a low score of 7 in the assessment. The assessment detailed that: The site does not prevent outward sprawl; The openness of the land is diminished by surrounding development; The site plays no role in preventing neighbouring towns from merging; Does not prevent the countryside from encroachment; and Has no historical and/or visual setting. Furthermore, the Coventry City draft Local Plan, which is a material consideration in the determination of this application, proposes to entirely remove the application site from the Green Belt, with surrounding land allocated within Policy GE2 as Local Green Space.

The extension of the Alan Higgs building for elite sport would accord with the aims of Policy GE2 as it would promote involvement in sport which helps to promote healthier lifestyles. In addition, with use of the indoor pitch being available in the afternoons and evenings, it will increase the access for the community to elite training facilities which will help to address health inequalities.

In terms of landscape and visual appraisal the building is set against the backdrop of the woodland area along the River Sowe to the east and south, the raised railway line banking to the north and raised highway to the west. The extension would also be set in the context of the extensive existing sports and recreation complex which comprises the Alan Higgs building, car parking, netball courts, x4 grass football pitches, one full size 3G football pitch with floodlights, and a skate park and BMX track. The surrounding residential communities and industrial estate further contains the site and leads to the conclusion that the side and immediate landscape is of a low landscape value and would result in a low effect upon the character of the area. The extension would be built against the backdrop of the existing extensive development on site, with the visual effects minimised through existing landscaping, tree cover, topography, and the use of translucent materials, the visual effects from the extension are considered to result in no significant change to the openness of the Green Belt (as designated in the 2001 Plan). Therefore, the proposed extension would accord with the Green Belt policy as detailed in the NPPF.

The applicant puts forward a strong Very Special Circumstances case which the officers agree with. In addition to the case put forward it should be noted that the application site is already developed and in use for sports purposes, and whilst the development will encroach on Green Belt when assessed against current policy the proposal has been grouped with other buildings to reduce impact, will provide a unique facility within Coventry that will benefit the local community, and will support a Premiership Rugby team which has chosen to invest in Coventry and will help to promote economic development and growth to the city.

It is also worth noting that the site is situated adjacent to Stoke Aldermoor, an area of the city that falls within the 10% of the most deprived areas in the country, and is a short distance from Willenhall, an area that falls within the top 5% of the most deprived areas in the country, based on the 2015 Indices of Multiple Deprivation (IMD). As such, the proposal is likely to generate further socio-economic benefits for the residents of these areas in terms of additional access to sports, recreation and employment opportunities.

The draft Local Plan proposes to remove the site from the Green Belt and reallocate it as Local Green Space, however a consultation response to the Local Plan has requested that the site is removed from the Green Belt and not reallocated to Local Green Space – a modification that has been endorsed in principle by the Council prior to the submission of the Plan. Such a change would not reduce the level of protection of this facility as sporting facilities are supported in both national and local policy however such a change would support the future growth of the sporting facility to ensure it meets the needs of the local community and the city as a whole. It would also allow growth of the city in accordance with Policy CO1 of the emerging Plan. The suggested amendment will be considered through public examination at the Local Plan hearing sessions in October so whilst this doesn’t hold significant weight at this time it is still necessary to consider that this proposed change is supported.

Design Policy BE2 of the CDP requires development to be of good design. The NPPF further emphasises the importance of good design with paragraph 56 highlighting that good design is a key aspect of sustainable development and is indivisible from good planning.

The shape and form of the proposed building with the barrel vaulted roof over the kicking barn and the ‘ribbon like cure’ over the training centre will sit well with the roof forms on the existing building, and the proposed materials of aluminium, aluminium glazed glass and black timber cladding, will also complement those already on the Alan Higgs Centre.

The polycarbonate cladding to the indoor rugby pitch/kicking barn is translucent in appearance and this will help soften the mass of what is a large building by allowing the colour of the sky to filter through the structure and help it blend in with the surroundings, and this combined with the fact that the proposed building sits at a lower level than the existing building, will also help to mitigate against the possibility of the building appearing overbearing in relation to the existing building.

As such, it is considered that the proposal is in accordance with Policy BE2 of the Coventry Development Plan 2001.

Impact on neighbouring amenity Paragraph 17 of the NPPF seeks to protect the amenities of all existing and future occupants of land and buildings.

The site of the proposed extension is largely screened to the south and east by mature trees and vegetation which are beyond the site and therefore being retained, by the existing building and elevated railway line to the north, and by land rising towards Allard Way to the west, however views of the building will be afforded from Allard Way especially, as well as from some of the residential areas in Willenhall to the south east.

The nearest residential dwellings to the south east will be 160m away from the nearest part of the extension, with the next nearest dwellings being located 230m to the north west on the opposite side of the railway line. Given these distances, whilst the extension will be partly visibly to some, it is not considered that harm will be caused to the occupiers of the nearest residential dwellings by either overbearing impact, or loss of privacy.

Highway considerations Policy AM22 requires that safe and appropriate access to the highway system together with satisfactory on site arrangements for vehicle manoeuvring so as to ensure safety for all users. The supporting text makes clear that consideration must also be given to the impact of access and manoeuvring arrangements on neighbouring users and the amenity of residents.

The proposed extension does not result in the loss of any car parking from the site, and it is proposed that 70 additional car parking spaces and cycle parking for 10 cycles will be provided to support the additional activity at the Alan Higgs Centre.

The site is also located in an accessible location, with access by car, cycle and bus, with the nearest bus route to and from the city centre around 200m away on foot, and the existing vehicular access will be used to and from Allard Way, with highways officers confirming that they have no objection to the development, subject to conditions regarding provision of the parking area, cycle parking, provision of a travel plan and a construction method statement.

Through the public consultation process comments were received regarding a contribution being made towards upgrading pedestrian and cycle paths in the vicinity. Whilst the upgrade to paths is always encouraged, in this instance it is not necessary in order to make the proposal acceptable, and has therefore not been required to be carried out by highways officers. It is therefore not considered to be reasonable to insist that wider improvements are carried out.

Ecology Section 11 of the NPPF promotes minimising the impact on biodiversity from development and providing net gains where possible which could include new biodiversity features.

Concern has been raised regarding the impact that the proposal will have on the habitats of protected species on adjacent land. The site is currently partly used as netball courts and a football pitch, which is regularly cut and is therefore considered to have a very low ecological value, and is not proposed to alter any land which falls outside of the application site and therefore, the proposed development will also not result in the loss in any surrounding trees or vegetation. It is suggested that a tree protection condition is imposed to ensure that no surrounding trees are harmed during the construction of the extension.

Other considerations Many letters have been received from members of the public with regards to the ongoing situation between Coventry City Football Club, Wasps, SISU and the City Council. Whilst this situation is a cause of concern to many residents, is not a planning matter and can have no bearing on the determination of this planning application.

With regards to the relocation of the Coventry City FC (CCFC) Academy provision, the applicant has provided some clarification. CCFC currently have a User Agreement in relation to the use of the grass pitches, which expires on 30 June 2017. In the interim, before the agreement expires, CCFC have agreed to move their match pitch to one of the other pitches on-site and Wasps are contributing to the cost of the pitch move. CCFC will continue using the site until the end of June 2017 when the agreement expires.

After the expiry of the various agreements on the 30th June 2017, the Academy need to decide where they will be located. If the application is approved and the construction of the proposed kicking barn is complete, Wasps have offered the football club the use of it for up to 3 hours a day, 5 days a week starting at either 5pm or 6pm, which will enable them to continue to train indoors should they wish to do so. Therefore, they can use the kicking barn regardless of whether their outdoor training facility is based at the Alan Higgs Centre or not. Wasps have offered that to them on a normal commercial basis.

After their agreement in relation to the Grass Pitches expires at the end of June 2017, the CCFC academy may still be able to use other outdoor pitch space, but the availability of such pitch space is something they would need to discuss and arrange directly with Coventry Sports Foundation. It should be noted that whether or not this application is approved the current arrangement could terminate when the contract expires and as such the matter is not strictly a planning matter.

Conclusion The above report demonstrates that the proposal is acceptable in terms of principle as it is compatible with the overriding use of the site, is accessible, is of a suitable design which is in keeping with the surrounding area, is far enough from surrounding dwellings not to harm neighbouring amenity, and will not be harmful to highway safety. Whilst the development is considered to be inappropriate in the context of its siting in the Green Belt, national policy guidance is clear in that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. Very special circumstances have been demonstrated, there is a requirement to provide a purpose built training facility to ensure this Premiership Rugby team can train locally, resulting in the players and staff relocating to the local area which will support economic growth and is more sustainable. The site has been chosen to link the use to an existing sporting use so there can be shared facilities, furthermore the building has been sited close to and linked to the existing sports centre to limit the visual impact. The Green Belt Review that informs the local plan demonstrates that this area of Green Belt does not fulfil the purposes of green belt and as such it is proposed in the draft local plan to remove the site from the green belt. On this basis it is considered very special circumstances exist which outweigh the inappropriateness of the development within the Green Belt.

REASON FOR APPROVAL Having regard to the pattern of existing development in the area, representations received and relevant provisions of the development plan, as summarised below, it is considered that subject to compliance with the conditions attached to this permission, the proposed development would by virtue of the design, impact on neighbouring amenity, and highway safety accord with Policies OS4, GE4, SCL1, SCL2, AM1 and AM22 of the Coventry Development Plan 2001, together with the aims of the NPPF. In addition very special circumstances exist which outweigh the inappropriateness of the development in the Green Belt and therefore the development would be in accordance with Green Belt policy within the NPPF.

SCHEDULE OF CONDITIONS 1. The development hereby permitted shall be carried out in accordance with the following approved documents : design and access statement, Flood Risk Assessment & Appendicies, Planning Statement, Transport Assessment & Appendicies, 7297-001 Rev P2, 7297-002 Rev P2, 7297-003 rev P2, 7297-100 rev P7, 7297-101 rev P3, 7297-104 rev P2, 7297-105 rev P1, 7297-200 rev P5, 7297- 202 rev P2, 7297-300 rev P5, 7297-301 rev P4, 7297-302 rev P3, 7297-330 rev P2, 7297-331 rev P2, 7297-332 rev P2, 7297-333 rev P2, 7297-334 rev P2, 7297-335 rev P1, 7297-336 rev P1, A1/01, A1/02, A1/03, transport note, Sustainability Assessment Statement.

Reason: For the avoidance of doubt and in the interests of proper planning.

2. The development hereby permitted shall begin no later than three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

3. The development shall be carried out only in full accordance with sample details of the facing and roofing materials which have been submitted to and approved in writing by the local planning authority.

Reason: To ensure that the proposed development has a satisfactory external appearance in the interests of the visual amenities of the area in accordance with Policy BE2 of the Coventry Development Plan 2001.

4. The areas indicated on the approved drawings for vehicular manoeuvring space and parking shall at all times be kept free of obstruction and be available for those purposes unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that adequate manoeuvring and parking space is available to serve the development in the interests of traffic safety in accordance with Policy AM22 of the Coventry Development Plan 2001.

5. The development hereby permitted shall not be occupied unless and until the proposed cycle parking is constructed and made available for use and once occupied shall be maintained as such thereafter.

Reason: In the interests of encouraging the use of alternative modes of transport with the aim of creating a more sustainable city in accordance with Policies OS4 & AM12 of the Coventry Development Plan 2001.

6. Within one month of the first use of the development hereby permitted a Green Travel Plan shall be submitted to and approved in writing by the local planning authority and once approved shall be implemented in full accordance with the details contained within the approved document. Once implemented the Green Travel Plan shall not be withdrawn or amended in any way without the prior written approval of the local planning authority, shall be reviewed annually and the objectives within it shall be delivered for a minimum of three years.

Reason: In the interest of encouraging the use of alternative modes of transport with the aim of creating a more sustainable City in accordance with Policies AM1 and OS4 of the Coventry Development Plan 2001.

7. The development (including any works of demolition) shall proceed only in strict accordance with a construction method statement which has been submitted to and approved in writing by the local planning authority. The approved statement shall be strictly adhered to throughout the construction period and shall provide for: the parking of vehicles of site operatives and visitors; the loading and unloading of plant and materials; the storage of plant and materials used in constructing the development; the erection and maintenance of a security hoarding including decorative displays and facilities for public viewing where appropriate; wheel washing facilities and other measures to ensure that any vehicle, plant or equipment leaving the application site does not carry mud or deposit other materials onto the public highway; measures to control the emission of dust and dirt during construction; and a scheme for recycling / disposing of waste resulting from demolition and construction works.

Reason: In the interests of highway safety and the amenities of the occupiers of nearby properties, the free flow of traffic and the visual amenities of the locality in accordance with Policies AM1, EM5 and BE2 of the Coventry Development Plan 2001.

8. Prior to commencement of development, the following information shall be submitted to and approved in writing by the local planning authority: i) A scheme for the provision of surface water drainage, fully incorporating a Sustainable Drainage System (SuDS) with particular emphasis on attenuation techniques; ii) A detailed strategy for the long-term maintenance of the SuDS and other surface water drainage systems on site; iii) Evidence that development discharge rates will be managed to Qbar greenfield rates minus 20%; iv) Provisions for the drainage of the site to ensure that there are no temporary increases in flood risk, on or off the site, during the construction phase; v) Evidence to show the management of overland flow routes in the event of exceedance or blockage to the drainage system and how the building will be protected in such an event; vi) Details of proposed water re-use systems, such as grey water harvesting, to manage down both peak and total rainfall runoff discharging to sewer systems, watercourses and groundwater and; vii) Provisions to ensure that vehicular traffic pollution control measures within the car parking area, together with oil and petrol separators with high level alarm, and maintenance details;

Once approved, the development shall only proceed in accordance with the approved details including any recommended mitigation measures and shall remain in place thereafter.

Reason: To reduce the risk of flooding from surface water runoff, infrastructure sewers, open water bodies and groundwater by ensuring the provision of a satisfactory means of limiting the peak and total discharge of surface water and to provide for betterment in watercourse quality, in line with the Water Framework Directive and in accordance with Policies EM4 and OS4 of the Coventry Development Plan 2001.

9. Fume extraction and odour control equipment (including external ducting flues) shall be properly installed in their entirety in accordance with details first submitted to and approved in writing by the local planning authority and such installation shall have been carried out to an approved standard and inspected by the local authority before the use hereby permitted commences. Any external ducting shall be colour coated in accordance with the approved details within one month of its installation and any replacement or modification shall be colour coated to match within one month of its installation. The equipment shall be permanently maintained in accordance with the manufacturer's instructions and be operated at all times when cooking is carried out.

Reason: To ensure that the premises are not used in a manner prejudicial to or likely to cause nuisance or disturbance to users of the site in accordance with Policies BE2, OS6 & EM5 of the Coventry Development Plan 2001.

10. The development hereby permitted shall not commence until details of all external light fittings and external light columns have been submitted to and approved by the local planning authority. The development shall be carried out in full accordance with such approved details and the lighting shall be maintained as such therefter.

Reason: To safeguard the presence and population of a protected species in line with UK and European Law, The Conservation of Habitats and Species Regulations 2010 and Policy GE15 of the Coventry Development Plan 2001.

11. Prior to the commencement of development adequate measures shall have been taken to protect existing trees, scrub and ground flora of the adjacent Nature Conservation Site during development. A barrier, such as a wire fence, should be erected before works start. This fenced area should include a buffer zone of at least 2-3 metres between the development and the boundary of the Nature Conservation Site. No access, or storage of materials is to take place within this buffer zone, otherwise soil compaction is likely to occur, with subsequent damage to the ground flora.

Reason: To safeguard the presence and population of important habitats during development in line with UK and European Law, The Conservation of Habitats and Species Regulations 2010 and Policy GE11 of the Coventry Development Plan 2001.

12. No development shall take place until a scheme for targeting and utilising local people for construction and post construction employment has been submitted to and approved in writing by the local planning authority. Thereafter, the scheme shall be implemented in full accordance with the approved details.

Reason: In the interests of promoting employment opportunities for local people in accordance with Policy E10 of the Coventry Development Plan 2001.

INFORMATIVE:

1. Bat Lighting Note Lighting can have a harmful effect on bats impacting on their use of a roost and also their commuting routes and foraging areas. Light falling on a roost access point is likely to delay bats from emerging, which can be especially damaging around dusk as that is when there is a peak in the number of insects. In the worst case scenario, it can cause the bats to desert the roost. Bats and their 'roost' sites are fully protected under the 1981 Wildlife and Countryside Act and the Conservation of Habitats and Species Regulations 2010, the latter of which deems them a European Protected Species. Bats, birds and other nocturnal mammals should always be taken into account when lighting is being considered. It is respectfully advised that lighting is kept to a minimum around the roof area and is limited to illuminating the ground and not any possible access points or foraging corridor. For further advice on this please contact the Warwickshire County Council Ecological Services on 01926 418060.

2. *Particular care should be taken when clearing ground prior to development, and if evidence of badger, amphibians or reptiles is found, (such as the presence of these newts, lizards, snakes, reptile sloughs or badger, snuffle holes, latrines or established setts), then work must stop immediately while WCC Ecological Services or Natural England are contacted. Applicants are advised to pay particular attention to foundation ditches, which can be hazardous to badgers. Sloping boards or steps should be provided to allow animals to escape from such ditches should they become trapped. Failure to consider this matter, leading to the death of individuals, may leave the developer liable for prosecution. Further information about species licensing and legislation can be obtained from the Species Licensing Service on 01733 455136. Badgers and their setts (communal place of rest) are protected under the 1992 Badgers Act, making it illegal to carry out work that may disturb badgers without a Natural England licence. Reptiles and amphibians are protected to varying degrees under the 1981 Wildlife and Countryside Act and the Countryside and Rights of Way Act 2000 and great crested newts are additionally deemed European Protected Species.

3. In view of the nearby reptile records and composition of the surrounding habitat, care should be taken when clearing the ground prior to development. If any evidence of specially protected species such as Adder, Grass snake, Slowworm or Common lizard is found, work should stop while Warwickshire Museum Ecology Unit (01926 418 060) or Natural England is contacted. Section 9 (part 1) of the Wildlife and Countryside Act 1981, makes it an offence to intentionally or recklessly kill or injure any of the species listed above.

4. Work should avoid disturbance to nesting birds. Birds can nest in many places including buildings, trees, shrubs, dense ivy and bramble/rose scrub. Nesting birds are protected under the 1981 Wildlife and Countryside Act. The main nesting season, lasts approximately from March to September, so work should ideally take place outside these dates if at all possible. NB birds can nest at any time, and the site should ideally be checked for their presence immediately before work starts, especially if during the breeding season.

5. The approval of this application does not give permission for any advertisement to be erected on the building. An advertisement on the building may require a separate advertisement application to be submitted to the local planning authority.

PROPER OFFICER: HEAD OF PLANNING AUTHOR: Kurt Russell LIST OF BACKGROUND PAPERS ALL BACKGROUND PAPERS OPEN TO PUBLIC INSPECTION at City Services & Development Directorate, Civic Centre 4, Much Park Street and www.coventry.gov.uk

Planning Application File FUL/2016/1458 Coventry Development Plan 2001

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