PLANNING AND DEVELOPMENT COMMITTEE MEETING - 13TH JULY 2006 P/06/249/FUL LADBROKES LTD., PER CORSER WEST LTD., UNIT 6, TOP BARN FARM BUS CTR. HOLT HEATH, WORCESTER WR6 6NH 2 COMMERCIAL STREET MAESTEG CF34 9DF NEW SHOP FRONT ~ AMENDED PLANS R'CD 08-05-06 Application Received : 24th February 2006 Site Inspected: 2 March 2006 Town Council Observations: Object on the grounds that the proposal would create an undue concentration of non-retail uses within the Established Commercial Centre of Maesteg, dilute the continuity of the primary shopping frontage and have a detrimental impact on the regeneration strategy of the town centre and contrary to Policies R3 and Reg 2 of the Bridgend Unitary Development Plan. Report: DESCRIPTION OF DEVELOPMENT The application proposes the installation of a new shop front at this currently vacant shop premises within Maesteg Town Centre. RELEVANT HISTORY 86/841 - Buttressing retaining wall to rear of premises - unconditional consent 14/8/1986 92/467 - Rear fire escape - unconditional consent - 11/06/92 06/294 - Change of Use vacant shop to betting office - Refused 12/05/2006 06/A07 - Internally illuminated signs - Not Yet Decided PUBLICITY The application has been advertised on site and in the local press as a development lying within the Maesteg Town Centre Conservation Area and adjoining properties have been individually notified. The period for consultation response expired on 5 April 2006. NEGOTIATIONS On 9 March 2006 the applicant's agent was advised that the design of the proposed shop front did not comply with the Authority's design guidance for shop fronts. Revised plans were submitted on 6 April 2006 which whilst they reflected a more traditional style did not fully comply with design guidance. Further amendments were received on 8 May 2006 and reconsultations were undertaken on these final revisions. PAGE 1 PLANNING AND DEVELOPMENT COMMITTEE - 13 JULY 2006 P/05/1442/FUL PARC DERWEN NORTH OF HEOL WEST PLAS & WEST OF HEOL SPENCER COITY, BRIDGEND PRIMARY ROAD, ACCESS AND DRAINAGE INFRASTRUCTURE (AMENDED ROAD LAYOUT RECEIVED 26-06-2006) This application was considered by the Planning and Development Committee on 16 February 2006 when Members resolved that the Executive Director - Environment be granted plenary powers to issue a decision notice granting consent once the Section 106 Agreement for the Parc Derwen Development had been signed. This has not happened to date and the outline application remains undetermined. Application P/05/1442/FUL sought consent for the northern section of primary infrastructure works to serve Parc Derwen and included a section of the loop road which was to serve the “Upper Village and School Square”. In the previous report to Members it was recommended that a condition be imposed requiring the submission and agreement of a detailed scheme for the ‘School Square’ including full engineering details and a programme of works. The developer’s submission proposes a predominantly hard surface, unified by the use of materials incorporating open space, landscaping and car parking. Whilst the scheme reflected the advice contained within the approved Parc Derwen Design Guide it raised serious highway safety concerns, the most fundamental being the position of the ‘School Square’ on the route of the primary estate road. The potential for conflict between pedestrian and vehicle movements existed. Negotiation has resulted in the submission of revised road designs which now remove the primary loop road from the ‘school square’ with the new route now continuing due west from the northern junction of the Upper Village and School Square. Junction priorities and alignment will be amended as will the widths of the respective sections of the highways. In agreeing to submit the amended drawings the developers have also requested a variation to the wording of a condition. The condition currently requires details of the School Square to be submitted and agreed by the Authority prior to commencement. The developers maintain that as the primary road infrastructure no longer passes through the School Square the condition could be amended to require the detailed submission at a later stage possibly following the commencement of works on site. The amended plans have been the subject of consultation with the Community Council, Local Members and the Transportation and Engineering Section. The period allowed for responses to the consultations expires on 11 July 2006. A copy of my original report to Members on the application is reproduced as APPENDIX E to the main report. APPRAISAL The changes proposed by the revised plans are relatively minor in the context of the overall infrastructure to serve the Parc Derwen development. Whilst they represent a PAGE: 105 PLANNING AND DEVELOPMENT COMMITTEE - 13 JULY 2006 technical departure from the approved development brief they are in the interests of highway safety and will allow the design concepts of the brief to be incorporated in the future design of the School Square. Whilst the observations of the Transportation and Engineering Section are awaited they are likely to be provided prior to the Committee meeting and will be brought to the attention of Members on the amendment sheet. The applicant’s request to vary condition (13) is also reasonable in the circumstances and subject to appropriate wording will allow the Authority to retain effective control over the future design of the School Square. Recommendation: (A) That the Executive Director - Environment be granted plenary powers to issue a decision notice granting consent P/05/1442/FUL - Primary Road Access and Drainage Infrastructure - Amended Road Layout (received on 26 June 2006) once a Section 106 Agreement for the Parc Derwen development has been signed and a decision notice issued granting planning permission to P/00/288/OUT. (B) That this application will be subject to the following conditions:- 1. The drainage infrastructure scheme including off-site works to the Main Avenue Sewer shall be completed in accordance with a programme to be submitted to and approved by the Local Planning Authority in writing prior to the commencement of works on site. Reason : To ensure safe drainage of the site and prevent flooding. (Policy EV17- Unitary Development Plan) 2. The flows from the approved drainage infrastructure shall discharge at a maximum rate of 19 litres per second per hectare to the River Ewenny catchment. Reason : To ensure safe drainage of the site and prevent flooding. (Policy EV17- Unitary Development Plan) 3. No development shall commence until detailed plans showing the design of the new channels for diverted watercourses, including engineering details and a programme for the completion of the works have been submitted to and agreed in writing by the Local Planning Authority. The water course diversions shall be carried out in accordance with the agreed details. Reason : To ensure safe drainage of the site and prevent flooding. (Policy EV17- Unitary Development Plan) 4. Notwithstanding the submitted drawings, no works shall commence on site until full engineering details in respect of the proposed infrastructure roads and pedestrian link footpaths have been submitted to and approved in writing by the Local Planning Authority. The roads shall be implemented in accordance with the approved engineering details. PAGE: 106 PLANNING AND DEVELOPMENT COMMITTEE - 13 JULY 2006 Reason : To ensure safe and satisfactory vehicular and pedestrian in the interests of public and highway safety. (Policy T2- Unitary Development Plan) 5. The access roads and cycleway footpaths leading from the public highway to the boundary of the Primary School site shall be completed to an adoptable standard within twelve months of the practical completion of the Primary School unless an extended period of not more than twenty four months is agreed in writing by the Local Planning Authority if such an extended period is agreed, and up to base course level before the beneficial use of the Primary School commences. Reason: To ensure safe and satisfactory vehicular and pedestrian access to the Primary School and Community Centre in the interests of public and highway safety. (Policy T2- Unitary Development Plan) 6. All access roads, apart from those covered by condition 5 that are the subject of this planning permission shall be completed to an adoptable standard prior to occupation of all of the dwellings served by the sections of access roads that are contained within individual 'Development Cells' to be developed in accordance with the 'Phasing Plan' to be agreed in accordance with the terms and conditions of the Section 106 Agreement in respect of planning permission P/00/288/OUT and up to base course level prior to the occupation of the first dwelling contained within the development cell served by the road concerned. Reason: To ensure safe and satisfactory vehicular and pedestrian access to the Primary School, and dwellings in the interests of public and highway safety. (Policy T2- Unitary Development Plan) 7. Notwithstanding the submitted drawings, no works whatsoever shall commence on site until such time as a comprehensive traffic calming scheme, including full engineering details, has been submitted to and agreed in writing by the Local Planning Authority for traffic calming restricting 85 percentile traffic speeds to 20 mph in relation to the infrastructure estate roads proposed and 30 mph in respect of the access loop road. The traffic calming facilities shall be implemented in accordance with the approved engineering details and completed within the same timescale identified for the associated roads by condition 5. Reason: In the interests of highway safety. (Policy T2- Unitary Development Plan) 8. No development shall commence until a scheme and method statement detailing the construction access location(s), site delivery vehicle and haulage routes, location of site compound(s), parking for construction workers and details of temporary turning facilities have been submitted to and approved in writing by the Local Planning Authority for each phase of the development.