Agenda item

Recommended for Approval.

Andrew Burgess addressed the Committee in support of the application.

The Director of Neighbourhood Services recommended that, subject to the applicant carrying out bat emergence surveys between April and September and submitting the results to Officers and no evidence of bats or roost sites being found and subject to the applicant or successor in title entering into a legal obligation pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/12/2154/FP, planning permission be granted subject to the conditions now detailed.

The Director also recommended that if bats or bat roosts were found on site, the matter be referred back to Committee for an assessment of the potential impact on the protected species.

Councillor N Symonds, as the local ward Member, stated that she, along with Bishop’s Stortford Town Council, had been concerned in respect of the height of the proposed development.  She referred to the potential canyon effect where the development fronted onto the River Stort.

Councillor Symonds referred to the significant traffic congestion that occurred daily on South Street.  She also referred to the impact on swans, which were a protected species, as well as the impact on ducks.  Councillor Symonds stated that the proposed development was out of keeping with the existing street scene.

Councillor T Page, also as a local ward Member, referred to the application being for retirement living on a level site that been derelict for a very long time.  He stated that, in principle, this was an ideal location for sheltered apartments.  He stated that the application would not have a major impact on the River Stort in terms of the canyon effect referred to by the Bishop’s Stortford Civic Federation.

In response to queries from Councillor G Jones, the Director advised that the Authority did not have a direct programme of its own for the development of affordable housing.  The Council did however, work closely with two housing partners to deliver affordable housing.

The Director stated that the Authority did not have a well researched policy basis for areas of Section 106 contributions that fell outside of the usual areas of provision, such as education, libraries and social service provision.  The Committee was advised that Officers, if instructed to do so by Members, could explore a stronger policy basis via the emerging District Plan.

Councillor Mrs R Cheswright stated that she was pleased that provision had been made for the storage of electric buggies for the residents of the proposed development.  She expressed concerns however, in respect of the inadequate provision of fire hydrants on the site.

Councillor Cheswright referred to there being insufficient car parking provision proposed as part of this application.  She was particularly concerned given the chronic parking situation experienced in Bishop’s Stortford.

The Director advised that the issue of fire hydrants was covered by building regulations.  Members were advised that the site was in a highly sustainable town centre location in close proximity to bus stops, public car parks and the train station.

Members were advised that, although parking provision was below the maximum standards, a transport assessment had been submitted with the application.  The assessment pointed out that the provision on this site was 0.34 spaces per residential unit, which was higher than the average provision on similar sites operated by the applicant.

Members were advised that the applicant had agreed to carry out bat emergence surveys between April and September and the results would be submitted to Officers.  If evidence of bats or roost sites were found, then Officers were recommending that the application be referred back to Committee for an assessment of the potential impact on the protected species.

In response to a query from Councillor M Newman regarding the gaudy colour of the proposed development, Officers had attached a condition requiring that samples of materials be submitted to and agreed by Officers prior to the commencement of the development.

In terms of Members’ concerns regarding the height of the proposed development, the Committee was reminded that planning permission had been granted for a hotel on this site in 2010.  The hotel that was the subject of that application was a taller development with a greater bulk and mass than was proposed by this application.

After being put to the meeting and a vote taken, the Committee supported the recommendations of the Director of Neighbourhood Services as now submitted.

RESOLVED – that (A), subject to the applicant carrying out bat emergence surveys between April and September and submitting the results to Officers and no evidence of bats or roost sites being found and subject to the applicant or successor in title entering into a legal obligation pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/12/2154/FP, planning permission be granted subject to the conditions detailed in the report now submitted; and

(B)   in the event that, as a result of the surveys carried out in accordance with recommendation A above, bats or bat roosts were found on site, then the matter be referred back to Committee for an assessment of potential impact on the protected species.