Agenda item

19/00374/OUTS

(OFFICER RECOMMENDATION: PERMISSION)

SITE: Land at Bargain Farm, Adanac Drive, Nursling, NURSLING AND ROWNHAMS

CASE OFFICER: Mr Paul Goodman

Minutes:

 

 

APPLICATION NO.

19/00374/OUTS

 

 

APPLICATION TYPE

OUTLINE APPLICATION - SOUTH

 

 

REGISTERED

15.02.2019

 

 

APPLICANT

Prime (UK) Developments Ltd & University Hospital Southampton

 

 

SITE

Land at Bargain Farm, Adanac Drive, Nursling, NURSLING AND ROWNHAMS

 

 

PROPOSAL

Development of a park and ride car park (maximum 1,000 spaces) with associated infrastructure (sui generis). Development of Health Campus (maximum 12,000 sqm m GIA) comprising B1 (business) and B2 (general industrial) uses; hospital, nursing home and residential education and training centre uses (C2); clinic, health centre, consulting room, day centre and non-residential education and training centre uses (D1); up to 500 sqm m GIA of retail and restaurant and cafe (A1 and A3) uses; storage and distribution (B8) uses where directly related to the health and medical sectors.  Access, landscaping, car parking and associated works.  Outline (all matters reserved save for primary means of vehicular access).

 

 

AMENDMENTS

Amended/Additional plans received 15.05.19, 08.07.19, 26.07.19, 01.08.19 & 29.10.19.

 

 

CASE OFFICER

Mr Paul Goodman

 

 

 

 

Delegated to Head of Planning and Building for completion of s106 legal agreement attached to secure:

  • Skills & Training Plan
  • Travel Plan Obligations
  • Relocation of bus stop and alterations to site accesses.
  • Land to be safeguarded on Brownhill Way for highways improvements.

Then OUTLINE PERMISSION subject to:

 

 

 

1.

Applications for the approval of all the reserved matters referred to herein shall be made within a period of three years from the date of this permission. The development to which the permission relates shall be begun not later than whichever is the later of the following dates:

i)  five years from the date of this permission; or

ii)  two years from the final approval of the said reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

Reason:  To comply with the provision of S.92 of the Town & Country Planning Act 1990.

 

 

 

2.

Approval of the details of the layout, scale and appearance of the building(s) and the landscaping of the site for any phase of the development (herein after called "the reserved matters") shall be submitted to and approved in writing by the local planning authority in writing before the development is commenced within that phase of development.

Reason:  To comply with Article 4 of the Town and Country Planning (General Management Procedure) (England) Development Procedure) Order 2015 (or any order revoking and re-enacting that Order).

 

 

 

3.

The development hereby permitted shall be carried out in accordance with the approved plans as follows:

 

 

001 P02

002 P02

6057-GA-002 Rev P01

6057-GA-005 Rev P01

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

 

 

 

4.

No development within each phase of development shall take place above DPC level of the development hereby permitted unless and until a schedule of materials and finishes and samples of such materials and finishes to be used for external walls and roofs (including windows and doors) of the proposed buildings within that phase have been submitted to and approved by the Local Planning Authority and the materials so approved shall be used in the construction of the development.

Reason:  To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1 and LE5.

 

 

 

5.

The development, other than that of the park and ride facility, shall be designed and built so that it achieves a standard of water efficiency equivalent to Building Research Establishment's Environmental Assessment Method (BREEAM) 'excellent' credit required for water consumption (reference Wat 1).  No building shall be occupied until written evidence demonstrating that this level of water consumption would be achieved for the development has been submitted to and approved in writing by the Local Planning Authority. 

Reason:  In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.

Note:  Evidence of a suitable BREEAM certificate or written evidence by a suitably qualified professional as to the level of water consumption would both be potentially appropriate forms of submission.

 

 

 

6.

No development within each phase shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to and approved in writing by the Local Planning Authority. The assessment shall be undertaken by a competent person, and shall assess the presence of any contamination within that phase on the site, whether or not it originates on the site. The assessment shall comprise at least a desk study and qualitative risk assessment and, where appropriate, the assessment shall be extended following further site investigation work. In the event that contamination is found, or is considered likely, the scheme shall contain remediation proposals designed to bring the site to a condition suitable for the intended use. Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options, and the arrangements for the supervision of remediation works by a competent person. No development within the phase shall be brought in to use until a verification report, for the purpose of certifying adherence to the approved remediation scheme, has been submitted to and approved in writing by the Local Planning Authority.

Reason:  To ensure a safe living/working environment in accordance with Test Valley Borough Revised Local Plan 2016 policy E8.

 

 

 

7.

No development within each phase shall take place (other than any approved demolition and site clearance works) unless or until a Construction Environmental Management Plan for that phase has been submitted to, and approved in writing by, the Local Planning Authority. The Construction Environmental Management Plan shall cover the control of noise, dust and details of the vehicle cleaning measures proposed to prevent mud and spoil from vehicles leaving the site during the demolition, site preparation and construction phases of development. It shall also include full details of the layout for the parking and manoeuvring onsite of contractor's and delivery vehicles during the construction period and the routing of construction traffic to and from the site.  Work shall be undertaken in accordance with the approved Construction Environmental Management Plan for the relevant development phase.

Reason:  In the interests of local amenities and of neighbouring properties in accordance with Test Valley Borough Revised Local Plan 2016 policies E8 and LWH4 and in the interest of highway safety in accordance with policy T1.

 

 

8.

The Park & Ride Facility hereby permitted shall not be brought into use until a Management Plan for the proposed bus control features within the site has been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before first use of the park and ride facility and retained in perpetuity.

Reason:  In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1.

 

 

9.

Any individual unit, other than the park and ride facility and A1/A3 uses restricted by condition 20, shall be limited to a maximum of 10000 sqm of gross internal floor space.

Reason:  To ensure the vehicle movements do not exceed the mitigated levels in the interests of highway safety in accordance with Test Valley Borough Revised Local Plan Policies T1 and LE5.

 

 

10.

The use of the park and ride facility hereby permitted shall be restricted to the hours between 06:00 and 22:00. No overnight parking shall take place unless otherwise agreed in writing by the Local Planning Authority.

Reason:  In order that use does not result in additional vehicular trips that have not been assessed or mitigated in accordance with Test Valley Borough Revised Local Plan Policy T1.

 

 

11.

The Park & Ride Facility hereby permitted shall not be brought into use until a Management Plan for the operation of the facility has been submitted to and approved in writing by the Local Planning Authority. The Management Plan shall include details of the;

-    park and ride bus service provision

-    permit system

-    weekend operation

-    bus operation

-    travel plan integration and monitoring

Operation of the park and ride facility shall be in accordance with the approved details or such other subsequent details that shall first have been submitted to and approved in writing by the local planning authority.

Reason:  In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan Policy T1.

 

 

12.

No development within each phase shall take place (including site clearance within the application site/area indicated red), until the applicant or their agents or successors in title has secured the implementation of a programme of archaeological work for that phase, in accordance with a written brief and specification for a scheme of investigation and mitigation, which has been submitted by the developer and approved in writing by the Local Planning Authority. Development of that phase shall be undertaken in accordance with the approved details.

 

Reason:  The site is potentially of archaeological significance in accordance with Test Valley Borough Revised Local Plan (2016) Policy E9.

 

 

13.

Prior to commencement of any development within each phase, a detailed drawing identifying the location and specification of bird, bat, reptile and invertebrate mitigation and enhancement measures, as well as details of the areas of wildflower planting including extent, seed mix, establishment method and long term management, shall be submitted to and approved in writing by the Local Planning Authority for that phase. Development shall subsequently proceed with any such approved details, with the enhancement features being permanently retained and managed in accordance with the approved plan.

Reason:  To avoid impacts to protected species and to conserve and enhance biodiversity in accordance with Policy E5 of the Test Valley Revised Local Plan 2016.

 

 

14.

Landscape and highways improvement buffers zones shall be provided in substantial accordance with plans ADAN-ONE-ZZ-XX-DR-A-0012 (P06) and P0856-ADAN-ONE-XX-ZZ-SK-A-0014 (P01). A minimum of 15m landscape buffer adjacent Brownhill Way shall be provided beyond the area of land required for widening of the carriageway. A minimum of 5m of landscape buffer shall be provided adjacent Adanac Drive and the boundaries of the application site with adjoining sites. 

Reason:  In order to ensure that adequate landscape buffer and land for highways improvements is provided in the interests of the character of the site and highways safety in accordance with Policies E2 and T1 of the Test Valley Revised Local Plan 2016.

 

 

15.

No development within each phase shall commence on site  (other than any approved demolition and site clearance works) until full details of the proposed means of foul and surface water sewerage disposal for that phase have been submitted to and agreed in writing by the Local Planning Authority in consultation with Southern Water.  The scheme shall subsequently be implemented in accordance with the agreed details before the first occupation of any buildings within that phase of development. 

Reason:  To ensure sure proper management of surface water in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.

 

 

16.

Details of any external noise-generating fixed plant associated with B2, B1b and B1c uses shall be submitted to and approved in writing by the Local Planning Authority prior to their installation. Any such plant installed shall be in accordance with the approved details. 

Reason:  In the interests of local amenities and of neighbouring properties in accordance with policy E8 of the Test Valley Borough Revised Local Plan 2016.

 

 

17.

Work relating to the construction of the development hereby approved, including deliveries, collections or works of demolition or preparation prior to construction operations, shall only take place between the hours of 07.30 - 18.00 on Mondays to Fridays; between the hours of 08.00 - 13.00 on Saturdays; and at not all on Sundays and Public Holidays.

Reason:  In the interests of local amenities and of neighbouring properties in accordance with policy E8 of the Test Valley Borough Revised Local Plan 2016.

 

 

 

 

 

 

 

18.

Prior to occupation of any building within each phase of the development, a full Travel Plan for that phase in accordance with the Framework Travel Plan submitted as part of the application, shall be submitted to and approved in writing by the Local Planning Authority in conjunction with the highway authority. The agreed travel plan shall thereafter be adhered to in full unless otherwise agreed by the Local Planning Authority.

Reason:  To ensure that provision is made to support and promote the use of sustainable transport in accordance with Policy T1 of the Test Valley Borough Revised Local Plan (2016).

 

19.

Any D1 and B8 use shall be limited to medical/health related uses and for no other use falling within Class D1 or B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended).

Reason:  To ensure the retention of employment uses on site and to ensure that vehicle movements and parking do not exceed the mitigated levels in the interests of highway safety in accordance with Test Valley Borough Revised Local Plan Policies LE5, LE10, T1 and T2.

 

20.

Any A1 and/or A3 use shall be limited to a maximum of 500 sqm of gross internal floor space.

Reason:  To ensure the retention of employment uses on site and to ensure that vehicle movements and parking do not exceed the mitigated levels in the interests of highway safety in accordance with Test Valley Borough Revised Local Plan Policies LE5, LE10, T1 and T2.

 

21.

Any C2 use shall be limited to providing overnight accommodation for a maximum of 85 persons. 

Reason:  To ensure the retention of employment uses on site and to avoid impacts to protected species and to conserve and enhance biodiversity in accordance with Test Valley Borough Revised Local Plan Policies LE5, LE10 and E5.

 

22.

The scale of the park and ride facility shall be provided in substantial accordance with plans ADAN-ONE-ZZ-XX-DR-A-0012 (P06). The park and ride facility shall be limited to a maximum of five floors of parking provided by a ground floor and no more than four upper storeys above, and in any case no higher than 15m when measured from adjacent ground level (excluding any lift shaft and stair well).

Reason:  In the interests of the character of the site in accordance with Policies E2 and LE5 of the Test Valley Revised Local Plan 2016.

 

Notes to applicant:

 

1.

The development hereby permitted shall be carried out and completed strictly in accordance with the submitted plans, specifications and written particulars for which permission is hereby granted or which are subsequently submitted to, and approved in writing by, the Local Planning Authority and in compliance with any conditions imposed by the Local Planning Authority.

 

2.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.

 

 

 

 

 

3.

The applicant/developer should enter into a formal agreement with Southern Water to provide necessary sewerage infrastructure required to service this development. The applicant/developer should contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk in order to progress the required infrastructure.

 

4.

A formal application for connection to the water supply is required in order to service this development. The applicant/developer should contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk in order to progress the connection.

 

Supporting documents: