Agenda Item 7d Case Number 18/03177/FUL (Formerly PP-07218947) Application Type Full Planning Application Proposal Demolition of industrial, office and student accommodation buildings, erection of a 4-11 storey building comprising 222No apartments (Use Class C3) and 2no commercial units at ground floor (Use Class B1) including basement car park and communal amenity space Location Nambury Engineering Ltd 56 Penistone Road Owlerton Sheffield S6 3AE Date Received 17/08/2018 Team City Centre and East Applicant/Agent AAD Architects Ltd Recommendation Grant Conditionally Time limit for Commencement of Development 1. The development shall be begun not later than the expiration of three years from the date of this decision. Reason: In order to comply with the requirements of the Town and Country Planning Act. Approved/Refused Plan(s) 2. The development must be carried out in complete accordance with the following approved documents: 018001 -AAD-02-00-DR-A-0021 -002 - Location and Block Plan 018001 -AAD-02-B1 -DR-A-0022-002 - Basement 018001 -AAD-02-GF-DR-A-0023-002 - Ground Floor 018001 -AAD-02-UG-DR-A-0024-002 - Upper Ground Floor 018001 -AAD-02-01 -DR-A-0025-002 - First Floor 018001 -AAD-02-02-DR-A-0026-002 - Second Floor 018001 -AAD-02-03-DR-A-0027-002 - Third Floor 018001 -AAD-02-04-DR-A-0028-002 - Fourth Floor Page 73 018001 -AAD-02-05-DR-A-0029-002 - Fifth Floor 018001 -AAD-02-06-DR-A-0030-002 - Sixth Floor 018001 -AAD-02-07-DR-A-0031 -002 - Seventh Floor 018001 -AAD-02-08-DR-A-0032-002 - Eighth Floor 018001 -AAD-02-08-DR-A-0033-002 - Ninth Floor 018001 -AAD-02-09-DR-A-0034-002 - Tenth Floor 018001 -AAD-02-10-DR-A-0035-002 - Roof Plan 018001 -AAD-02-ZZ-DR-A-0036-002 - South West Elevation 018001 -AAD-02-ZZ-DR-A-0037-002 - North West Elevation 018001 -AAD-02-ZZ-DR-A-0038-002 - North East Elevation 018001 -AAD-02-ZZ-DR-A-0039-002 - South East Elevation 018001 -AAD-02-ZZ-DR-A-0040-002 - Internal South East Elevation 018001 -AAD-02-ZZ-DR-A-0041 -002 - Internal North West Elevation 018001 -AAD-02-ZZ-DR-A-0042-002 - Internal North East Elevation 018001 -AAD-02-ZZ-DR-A-0043-002 - Street Scene Elevation Penistone Road 018001 -AAD-02-ZZ-DR-A-0044-002 - Section 01 North East 018001 -AAD-02-ZZ-DR-A-0045-002 - Section 02 South West 018001 -AAD-02-ZZ-DR-A-0046-002 - Section 03 South East 018001 -AAD-02-ZZ-DR-A-0047-002 - Section 04 North West 018001 -AAD-02-ZZ-DR-A-0048-002 - Section 05 Dixon Street 018001 -AAD-02-ZZ-DR-A-0049-002 - Section 06 Facing Globe Works 018001 -AAD-01-ZZ-DR-A-0050-002 -Section 07 018001 -AAD-01-ZZ-DR-A-0051-002 - Section 08 018001 -AAD-01-ZZ-DR-A-0052-002 - Section 09 018001 -AAD-01 -ZZ-DR-A-0053-002 - Section 10 Flood Risk Assessment (FRA) compiled by RAB Consultants (RAB: 1984_D Version 1.0) dated 17th August 2018 Blue Tree Acoustics 'Noise Assessment Report'; ref: 02752-870100 (31/07/2018). 2nd issue Phase I Geo-Environmental Site Investigation Report (Eastwood & Partners ref. 42857-001(I2); 22/10/2018) Reason: In order to define the permission Pre Commencement Condition(s) – (‘true conditions precedent’ – see notes for definition) 3. Intrusive investigations as recommended in the approved 2nd issue Phase I Geo-Environmental Site Investigation Report (Eastwood & Partners ref. 42857-001(I2); 22/10/2018) shall be carried out and be the subject of a Phase II Intrusive Site Investigation Report which shall have been submitted to and approved in writing by the Local Planning Authority prior to the development being commenced. The Report shall be prepared in accordance with Contaminated Land Report CLR 11 (Environment Agency 2004). Page 74 Reason: In order to ensure that any contamination of the land is properly dealt with and the site is safe for the development to proceed, it is essential that this condition is complied with before the development is commenced. 4. The main contractor appointed to undertake the development hereby permitted (and any subsequently appointed main contractor) shall, in liaison with the Local Planning Authority and SCC Environmental Protection Service, undertake the preparation and development of a Construction Environmental Management Plan (CEMP) to assist in ensuring that demolition and construction activities are planned and managed so as to prevent nuisance to occupiers and/or users of nearby sensitive uses. The CEMP will document the Contractor's plans to ensure compliance with relevant best practice and guidance in relation to noise, vibration, dust, air quality and pollution control measures. The CEMP shall include strategies to mitigate any residual effects from demolition and construction phase noise and vibration that cannot be managed to comply with acceptable levels at source. The CEMP shall be submitted to and approved in writing by the Local planning Authority before any demolition or construction works commence. Reason: In the interests of the amenities of the locality and occupiers of adjoining property it is essential that this condition is complied with before the development is commenced. 5. No development, including any demolition and groundworks, shall take place until the applicant, or their agent or successor in title, has submitted a Written Scheme of Investigation (WSI) that sets out a strategy for archaeological investigation and this has been approved in writing by the Local Planning Authority. The WSI shall include: - The programme and method of site investigation and recording. - The requirement to seek preservation in situ of identified features of importance. - The programme for post-investigation assessment. - The provision to be made for analysis and reporting. - The provision to be made for publication and dissemination of the results. - The provision to be made for deposition of the archive created. - Nomination of a competent person/persons or organisation to undertake the works. - The timetable for completion of all site investigation and postinvestigation works. Reason: To ensure that any archaeological remains present, whether buried or part of a standing building, are investigated and a proper understanding of their nature, date, extent and significance gained, before those remains are damaged or destroyed and that knowledge gained is then disseminated. It is essential that this condition is complied with before any other works on site commence given that damage to archaeological remains is irreversible. 6. Any remediation works recommended in the Phase II Intrusive Site Investigation Report shall be the subject of a Remediation Strategy Report Page 75 which shall have been submitted to and approved in writing by the Local Planning Authority prior to the development being commenced. The Report shall be prepared in accordance with Contaminated Land Report CLR11 (Environment Agency 2004) and Local Planning Authority policies relating to validation of capping measures and validation of gas protection measures. Reason: In order to ensure that any contamination of the land is properly dealt with and the site is safe for the development to proceed, it is essential that this condition is complied with before the development is commenced. 7. No development shall commence until a report has been submitted to and approved in writing by the Local Planning Authority, identifying how a minimum of 10% of the predicted energy needs of the completed development will be obtained from decentralised and renewable or low carbon energy, or an alternative fabric first approach to offset an equivalent amount of energy. Any agreed renewable or low carbon energy equipment, connection to decentralised or low carbon energy sources, or agreed measures to achieve the alternative fabric first approach, shall have been installed/incorporated before any part of the development is occupied, and a report shall have been submitted to and approved in writing by the Local Planning Authority to demonstrate that the agreed measures have been installed/incorporated prior to occupation. Thereafter the agreed equipment, connection or measures shall be retained in use and maintained for the lifetime of the development. Reason: In order to ensure that new development makes energy savings in the interests of mitigating the effects of climate change and given that such works could be one of the first elements of site infrastructure that must be installed it is essential that this condition is complied with before the development commences. 8. No development shall commence until full details of the proposed surface water drainage design, including calculations and appropriate model results, have been submitted to and approved by the Local Planning Authority. This shall include the arrangements and details for surface water infrastructure management for the life time of the development. The scheme shall detail phasing of the development and phasing of drainage provision, where appropriate. The scheme should be achieved by sustainable drainage methods whereby the management of water quantity and quality are provided. Should the design not include sustainable methods evidence must be provided to show why these methods are not feasible for this site. The surface water drainage scheme and its management shall be implemented in accordance with the approved details. No part of a phase shall be brought into use until the drainage works approved for that part have been completed. Reason: In the interests of sustainable development and given that drainage works are one of the first elements of site infrastructure that must be installed it is essential that this condition is complied with before the development commences in order to ensure that the proposed drainage system will be fit for purpose. Page 76 9. No development shall commence until detailed proposals for surface water disposal, including calculations to demonstrate a 30% reduction compared to the existing peak flow based on a 1 in 1 year rainfall event have been submitted to and approved in writing by the Local Planning Authority.