Agenda item

182 Northgate, North Lodge, Darlington

Minutes:

20/00266/FUL – Conversion of building to provide 2 No. retail units (Use Class A1) and 24 No. apartments (Use Class C3) including demolition of delivery/goods bay to rear, erection of second floor extension incorporating mezzanine floor and pitched roof, creation of external amenity areas, cladding to elevations, bin storage, cycle provision, retail storage, access and delivery area and associated internal and external alterations.

 

(In consideration of this item, the Committee took into consideration the Planning Officer’s report (previously circulated), the concerns of the Conservation Officer, five letters of objection, including one objection from the Friends of Stockton and Darlington Railway, one letter of support from the Campaign to Protect Rural England, and responses to questions asked by Members of the Applicant’s Agent during the meeting.)

 

RESOLVED – That Planning Permission be granted subject to the following conditions:

 

1.    A3 Implementation Limit 3 Years

 

2.    The development hereby permitted shall be carried out in accordance with the approved plan(s) as detailed below:

 

L019034 – 000 Location and Block Plan

L019034 – 100 Proposed ground floor plan

L019034  - 101 Proposed first floor plan

L019034  - 102 Proposed second floor plan

L019034 – 103 Proposed second floor mezzanine plan

L019034 – 104 Proposed Elevations and section

L019034  - 105 Proposed bin and cycle store

L0190354 – 106 Site Location Plan

 

REASON – To define the consent

 

3.    All external materials, including rainwater goods and roof materials, shall be as specified in the drawings referenced in condition 2 of this approval, unless otherwise agreed, in writing, by the Local Planning Authority.

 

REASON – To ensure that the external materials are suitable for the conversion works proposed in the interests of their impact on heritage assets and the visual amenities of the locality.

 

4.    Prior to the cladding of any of the external surfaces of the building hereby permitted, details of the cladding materials to be used including the colour finish shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall be carried out in accordance with the approved details.

 

REASON – In the interest of visual amenity.

 

5.    E2 Landscaping

 

6.    The development shall not begin until a scheme for the provision of affordable housing as part of the development has been submitted to and approved in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy  Framework or any future guidance that replaces it. The scheme shall include:

 

a)    the numbers, type, tenure and location on the site of the affordable housing provision to be made, which shall consist of not less than 20% of housing units;

 

b)    The timing of the construction of the affordable housing and its phasing in relation to the occupancy of the market housing;

 

c)    The arrangements for the transfer of the affordable housing to an affordable housing provider [or the management of the affordable housing] (if no RSL involved);

 

d)    The arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and

 

e)    The occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

 

REASON – To comply with Council Housing Policy.

 

7.    Prior to the occupation of the development hereby approved, details of boundary treatment to all flats with outdoor amenity space, including upper floors, shall be submitted to and approved in writing by, the Local Planning Authority.  The agreed boundary treatment shall be in place prior to occupation of the development and shall be retained as such thereafter.

 

REASON – In the interests of visual and residential amenity.

 

8.    No noise emitting fans, louvres, ducts or other external plant associated with this permission shall be installed until a scheme to reduce noise and vibration has been submitted and approved by the Local Planning Authority.

 

          REASON – In the interests of residential amenity.

 

9.    The opening hours of the retail unit(s) shall be limited to 07.00-22.00.

 

          REASON – In the interests of residential amenity.

 

10.Times for deliveries and waste collections to the retail units shall be limited to 07.00-22.00.

 

          REASON – In the interests of residential amenity.

 

11.Construction and demolition work shall not take place outside the hours of 08.00 - 18.00 Monday - Friday, 08.00 -14.00 Saturday with no working on a Sunday and Bank/Public Holidays without the prior written permission from the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

12.Prior to the commencement of the development, a site-specific Demolition and Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include the following, unless the Local Planning Authority dispenses with any requirement[s] specifically and in writing:

 

a) Dust Assessment Report which assesses the dust emission magnitude, the sensitivity of the area, risk of impacts and details of the dust control measures to be put in place during the demolition and construction phases of the development. The Dust Assessment Report shall take account of the guidance contained within the Institute of Air Quality Management “Guidance on the assessment of dust from demolition and construction” February 2014.

 

b) Methods for controlling noise and vibration during the demolition and

construction phase and shall take account of the guidance contained within BS5228 “Code of Practice for noise and vibration control on construction and open sites” 2009. The development shall not be carried out otherwise in complete accordance with the approved Plan.

 

REASON – In the interests of residential amenity.

 

13.The mitigation measures/minimum façade sound insulation provisions (glazing performance, trickle vent performance, ventilation strategy) as detailed within Table 1 of the Noise impact assessment by Apex Acoustics dated 2 June 2020 (Reference: 7923.1 Revision B) shall be implemented in full prior to the first occupation of the apartments, and thereafter shall be retained and maintained for the life of the development. No changes to mitigation proposals shall be made without the prior written agreement of the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

14.Notwithstanding the mitigation measures outlined in the Noise impact

assessment by Apex Acoustics dated 2 June 2020 (Report Number: 7923.1 Revision B), prior to installation precise details of the window glazing as well as any acoustic trickle vents to be installed as part of the development (including their acoustic performance) shall be submitted to and approved in writing by the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

15.The mitigation outlined in the Noise impact assessment by Apex Acoustics dated 2 June 2020 (Report Number: 7923.1 Revision B) in relation to the wall and floor construction (separating elements) between the retail units and residential apartments shall be implemented in full prior to the first occupation of the apartments. No changes to the proposals shall be made without the prior written agreement of the Local Planning Authority.

 

REASON – In the interests of residential amenity.

 

16.At the reasonable request of and/or following a complaint from residents of the proposed development to the Local Planning Authority, the applicant shall employ a suitably qualified acoustic consultant to carry out an assessment of noise from the retail units on the residential apartments. The sound insulation testing shall be in accordance with the methodology in BS EN ISO 16283-1:2014 (airborne sound insulation) and BS EN ISO 16283-2:2018 (impact sound insulation) and the scope and methodology to be used in the assessment shall be agreed in advance with the Local Planning Authority. The assessment shall demonstrate to the satisfaction of the Local Planning Authority compliance with NR17 inside the residential apartments. If this is not the case, suitable mitigation measures shall be submitted and agreed in writing with the Local Planning Authority including a timescale for implementation.

 

REASON – In the interests of residential amenity.

 

17.Notwithstanding the mitigation measures outlined in the Noise impact

assessment by Apex Acoustics dated 2 June 2020 (Report Number: 7923.1 Revision B), prior to the installation of any mechanical ventilation strategy, precise details of the system(s) to be installed shall be submitted to and approved in writing by the Local Planning Authority. The details shall include an assessment of noise and overheating to determine an appropriate strategy with windows closed. It shall be shown to the satisfaction of the Local Planning Authority that the internal noise levels associated with any mechanical units and associated ductwork linked to the system, as well as when combined with other noise sources shall not exceed relevant guidance levels in living rooms and bedrooms. The assessment(s) shall be carried out taking into account the Association of Noise Consultants and Institute of Acoustics ‘Acoustics Ventilation and Overheating: Residential Design Guide, January 2020, Version 1.1.’ and any associated guidance. The system(s) shall be installed prior to the first occupation of the apartments and in accordance with approved plan and thereafter shall be retained and maintained for the life of the development.

 

REASON – In the interests of residential amenity.

Supporting documents: