Agenda item

A major full application for a three storey building for the Centre of Immunology and Infection, with roof top plant room and associated parking, cycle parking and landscaping. [Heslington Ward] [Site Visit]

Members considered an application for a three storey building for the Centre of Immunology and Infection with roof top plant room and associated parking, cycle parking and landscaping.

Officers circulated an update detailing a number of additional conditions, particularly in relation to drainage.

Representations in support of the application were received from the applicant’s agent who referred to the sustainable features of the proposed building including the design and use of timber to ensure a low carbon footprint and the bio mass boiler.

Certain members commented on the design of the building, and felt it was not visually pleasing but in context to other buildings in the vicinity, overall they were happy with the proposal.

RESOLVED:             That the application be approved subject to the conditions listed in the report and the following additional conditions:¹

                                    Condition 10 – 10% of the energy requirements of the development hereby approved shall be provided from renewable energy resources generated on land under the control of the applicant. The development shall be carried out in accordance with submitted details and the approved scheme shall be implemented prior to the first occupation of the development. Written confirmation from the installer of the technology, post build, verifying the installation has been installed shall be submitted to the Local Planning Authority prior to occupation. The site thereafter must be maintained to the required level of generation.

Reason – In the interests of providing sustainable development.

                                    Condition 11 – The development hereby approved shall be constructed to a BREEAM standard of at least Very Good. A formal post construction assessment by a licensed BREEAM assessor and a copy of the certificate will be submitted for the written approval of the Local Planning Authority demonstrating what remedial measures shall be undertaken to achieve a ‘very good’ rating. The remedial measures shall then be undertaken within a timescale to be approved in writing by the Local Planning Authority’.

Reason – In the interests of sustainable development.

                                    Condition 12 – No development shall commence until details of foul and surface water drainage works have been submitted to and approved in writing by the Local Planning Authority and carried out in accordance with these approved details.

                                    These details shall include:

`                                   1. Calculations and invert levels of the existing surface water system should be provided together with details to include calculations and invert levels of the proposals for the new development. This will enable the impact of the proposals on the downstream University watercourse/lake to be assessed.

                                    2. Additional surface water shall not be connected to any foul/combined sewer, if a suitable surface water sewer is available.

                                    3. Peak surface water run-off from the development shall be attenuated to 70% of the existing rate, in accordance with a scheme to reduce run of to be submitted to and agreed in writing by the Local Planning Authority (based on 1.40l/s/ha of connected impermeable areas). The scheme submitted shall include storage volume calculations, using computer modelling, allowing for a 1:30 year storm with no surface flooding, along with no internal flooding of buildings or surface run off from the site in a 1:100 year storm. Proposed areas within the model shall also include an additional 20% allowance for climate change. The modelling shall use a range of storm durations, with both summer and winter profiles, to find the worst case volume required.

                                    4. Details of run off rates including calculations of both the existing and proposed rates.

                                    5. Details of future management /maintenance of the proposed drainage system.

                                    Reason – So that the Local Planning Authority may be satisfied with these details for the proper drainage of the site to comply with guidance contained within Planning Policy Statement 25 (Development and Flood Risk) and that provision has been made to maintain the proposed drainage system.

REASON:                  1.In the opinion of the Local Planning Authority the proposal, subject to the conditions listed above, would not cause undue harm to interests of acknowledged importance with particular reference to the impact on the Green Belt, the principle of development within the existing campus, visual impact, design and appearance, sustainable development and drainage. As such the proposal complies with national guidance in Planning Policy Statement 2 (“Green Belts”) and Policies GB1, GP1, ED6, GP4a and GP15a of the City of York Local Plan Deposit Draft.

                                    2.The developers attention should also be drawn to the various requirements for the control of noise on construction sites laid down in the Control of Pollution Act 1974. In order to ensure that residents are not adversely affected by air pollution and noise, the following guidance should be noted and acted upon. Failure to do so could result in formal action being taken under the Control of Pollution Act 1974.

i.                    The work shall be carried out in such a manner so as to comply with the general recommendations of British Standards BS5228:Part 1:1997, a code of practice for “Noise and Vibration Control on Construction and Open Sites” and in particular Section 10 of Part 1 of the code entitled “Control of noise and vibration”.

ii.                  All plant and machinery to be operated, sited and maintained in order to minimise disturbance. All items of machinery powered by internal combustion engines must be properly silenced and/or fitted with effective and well maintained mufflers in accordance with manufacturers instructions.

iii.                The best practicable means, as defined by Section 72 of the Control of Pollution Act 1974, shall be employed at all times, in order to minimise noise emissions.

iv.                 All reasonable measures shall be employed in order to control and minimise dust emissions including sheeting of vehicles and use of water for dust suppression.

v.                   Any asbestos containing materials shall be removed by licensed contractors to a licensed disposal site.

vi.                 There shall be no bonfires on the site.

3. In the event that contamination is found at any time when carrying out the approved development, the findings must be immediately reported in writing to the Local Planning Authority. In such cases, an investigation and risk assessment shall be undertaken, and where remediation (clean-up) is necessary a remediation scheme must be prepared which is subject to the prior written approval of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which shall be subject to the written approval of the Local Planning Authority.

Should the City of York Council become aware at a later date of suspect contaminated materials which have not been reported as described above, the Council may consider taking action under Part IIA of the Environmental Protection Act 1990.