Meeting documents

(A) New link road between Westbourne Street and West Wycombe Road

(B) New link road across former gas works site between Suffield Road and Desborough Road

APPLICATION NO:  CC/21/13 and CC/22/13

Electoral Division:  Abbey

Local Member: Lesley Clarke

Town/Parish Council:  Unparished

Report of the Planning Manager

APPLICATION NOS:  CC/21/13 and CC/22/13

 

Members received the report of the Planning Manager, which sought determination of the two applications above.

 

The committee received an update, together with notice of an additional condition to the recommendation which was being added after consultation with the applicant and the Environment Agency.  It was noted that the High Wycombe Society had stated they had no objection, but this had not yet been confirmed in writing.

 

Members received a presentation showing photographs of the site and site plans.

This item related to two applications.  The Chairman said some members of the Committee had received a presentation in relation to these schemes and the subsequent site visit had helped to put these applications into context, particularly in relation to the lack of kerbs in the new scheme. 

 

The Chairman informed members that there was public speaking in relation to these schemes and welcomed to the meeting Peter Major the Project Lead Officer and Lesley Clarke, the Local County Councillor for the area.  Both spoke in support of the applications and the following points were made:

 

·         This was part of a master plan to implement the future vision for the Town Centre and had received widespread support as an alternative route to bypass the Town Centre. 

·         It allowed for pedestrian links to connect all areas in the Town Centre.

·         It was developed on the basis of a wide consultation exercise and the designs were based around lack of traffic signals and slower speed limits, which complied with Local and National Planning Policies.

·         Funding for the work had been received through S106 monies as well as funding from Buckinghamshire County Council and Wycombe District Council.  Additional funding was being sought to complete the remaining work.

·         The new links created were a first step in the economic regeneration of High Wycombe Town Centre

 

The Local Member was fully supportive of the Schemes but expressed some concerns around parking and air quality and noise impact.  There was a need to look at traffic issues on all the roads because they are heavily used.  With regard to parking it was noted that some spaces would be lost on Westbourne Street and concern was expressed that the small businesses in that area may be affected.  The impact of noise and air quality on Suffield Road was raised and a request made to attempt to reduce this as much as possible by any means suitable. Parking issues on Suffield Street were also raised.   With regard to the use of plane trees to reduce pollution, the Member asked whether consideration could be given to other trees in light of the fact that these trees emitted a black sticky residue which could stain the new pavements in the area.

 

It was noted that in paragraph 64 of the report reference should have been made to Desborough Road, not Desborough Avenue. (Addendum:  subsequent to the meeting it was confirmed that it should be Desborough Avenue and not Desborough Road.)

 

In answer to a member’s question about whether air quality was being monitored it was noted that a report had been submitted with the application and showed only minor increases in pollution, but no real change.  The member stated that 43% of wealth in Buckinghamshire came from small businesses and emphasised the need to provide enough parking to reduce any impact on businesses in the area.

 

Another member also referred to the loss of parking particularly in Suffield Road in relation Wycombe General Hospital and expressed surprise that parking in this area was under-utilised.  Since the hospital was an integral part of the town she asked whether any provision was being made to reduce the impact there  It was noted that these applications were part of the overall scheme and officers were working with all stakeholder groups on traffic needs, including parking.  The member emphasised her concerns regarding parking around the hospital and this was supported by other members, particularly around clinic time.  This would also have an impact on residents parking in Suffield Street.  The Chairman said he shared the concern of his colleagues and hoped there would be more detailed work on this issue.

 

The PAC Service Lead Officer stated that these applications related to two small sections of road and was a small part of the alternative route and link with existing roads which were all being re-designed.  The remainder of the scheme would be subject to further discussion and members’ concerns could be taken into account as part of the overall scheme.  The Project Manager informed members that the concept design would not dramatically lose any parking and the overall aim was to take account of issues such as those relating to the hospital and the use of car parks in that area.  Currently car parks were only about 60% used and there was a need to strike a balance between the needs relating to traffic flow and the needs relating to parking.  The Chairman reiterated the Committee’s concern over loss of parking spaces and the need for everything possible to be done to ensure there was no overall reduction, particularly with regard to the impact on Wycombe General Hospital.  The Local Member referred to on street parking and that it was part of the County Council remit to ensure there was sufficient parking.

 

Those members who attended the site agreed it was very informative and the following was noted:

·         Concern was expressed with regard to ‘boy racers’ who may use the link between Sufficient Road and Desborough Road.

·         It was an elegant scheme and the member looked forward to seeing it in action when completed.

 

The Legal Adviser said it was for members to make a balanced decision in relation to the two applications, and not to consider parking problems over the whole of Wycombe Town.  Loss of parking is a material consideration but it needed to be looked in the context of the whole scheme.  Members may wish to consider a condition stating that the Development Manager should submit a plan prior to implementation

 

The Chairman said that the Committee had strong feelings about the impact on parking, but supported any proposal which would significantly improve traffic flow in High Wycombe.  He considered that Officers should work to ensure that the views and concerns of the Committee were not lost and suggested that there should be an informative relating to parking issues and the Committee was in agreement.  The Project Manager agreed that an informative would be a positive way forward.

 

It was noted that whilst there was no improvement in relation to noise and air quality the levels were within the legal limits.  The Chairman asked that all measures be taken to ensure the quality of life for residents remained as high as possible.  Members also agreed that a that further discussions should take place with the Local Member in relation to the trees used in the landscaping scheme.

 

In answer to a member’s question about whether the remainder of the scheme would require planning permission it was noted that the majority of the work was permitted development.  The member also asked whether the noise and pollution levels would be transferred around the scheme area and it was noted that this was the case. 

 

The Committee voted unanimously to approve both applications subject to the amendments presented to them.

 

RESOLVED:

 

The committee agreed to PERMIT applications CC/21/13 and CC/22/13 subject to the following CONDITIONS:

 

Scheme (A):

 

1.         The development to which this permission relates must be begun before the expiration of three years from the date of this permission.

 

2.         Prior to the commencement of the development hereby permitted, details of all materials to be used for hard surfaced areas within the site shall be submitted to and approved in writing by the County Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

 

3.         No development shall take place until a full construction management plan has been submitted to and been approved in writing by the Local Planning Authority. The approved plan shall be adhered to throughout the construction period. The statement shall include details comprising, but not limited to:

(i) parking of vehicle of site operatives and visitors,

(ii) routes for construction traffic,

(iii) working hours,

(iv) method of prevention of mud being carried onto highway and

(v) proposed temporary traffic restrictions.

 

4.         Except where modified by details submitted pursuant to condition 5 of this permission; the landscaping scheme detailed on plans B1279895/3000/D/101, B1279895/3000/D/102, B1279895/3000/D/001, B1279895/ 3000/D/002, B1279895/3000/D/003, B1279895/3000/D/004, B1279895/3000/D/005 and B1279895/3000/D/006 shall be implemented in the first planting season following the completion of the development and maintained for a period of three years. If, following the implementation of the approved landscaping scheme, any tree and shrub specimens die, are seriously damaged, or diseased they shall be replaced with a similar specimen in the next planting season.

 

5.         Prior to the commencement of the development hereby permitted, an updated landscaping scheme shall be submitted to and approved in writing by the County Planning Authority. The scheme shall indicate the size and species of tree planting which shall be implemented in accordance with the requirements of condition 4.

 

6.         Prior to the commencement of the development hereby permitted, details of tree protection measures shall be submitted to and approved in writing by the County Planning Authority. Such details should make recommendations on the use of protective fencing and work within root protection areas. The approved scheme shall be maintained for the duration of the construction of the development thereafter. Such a scheme will comply with the provisions of BS5837:2012 "Trees in relation to design, demolition and construction" and BS3998:2010 "Tree Work".

 

7.         No vegetation shall be removed during the bird nesting season. This is weather dependant but generally extends from 1 March to 31 August (inclusive). If this is not possible, a qualified ecologist shall check the areas concerned immediately prior to vegetation removal to ensure that no nesting or nest-building birds are present. If any nesting or nest-building birds are present, no vegetation shall be removed until the fledglings have left the nest.

 

8.         Prior to the commencement of the development hereby permitted, a scheme for the provision and implementation of surface water drainage shall be submitted to and approved in writing by the County Planning Authority. The surface water drainage scheme shall include, but not be limited to, measures to address the following:

 

(i)            The measures proposed in the final approved Flood Risk Assessment and Surface Water Drainage Strategy;

 

(ii)        ensure that the development includes measures to mitigate against the potential discharge of contaminated surface water onto surrounding land or the environment;

 

(iii)       ensure that infiltration methods are not employed in areas of contaminated soils, which could potentially leach out contaminants to the surrounding environment;

 

(iv)      ensure on site detention of storm water run off for a range of events up to the design storm with a return period of 100 years, making an allowance for the potential effects of climate change;

 

(v)       full details of pollution control measures (if applicable) and attenuation measures including volumetric capacity (making an allowance for the potential effects of climate change in accordance with the NPPF), manner of discharge and method of maintenance; and

 

(vi)      a formal consent with regard to the proposed discharge location(s) and discharge rates obtained from the appropriate authorities and/or service providers.

 

The works shall be constructed and completed in accordance with the approved scheme prior to the initial commencement of use of the development.

 

9.         Prior to the commencement of the development hereby permitted a programme of archaeological observation and investigation ("a watching brief") to be conducted in accordance with a written scheme of investigation shall be submitted to and approved by the County Planning Authority. The works specified in the approved watching brief shall be undertaken prior to the completion of the development in accordance with relevant timings to accord with construction such that any archaeological remains are undisturbed, preserved or recorded as appropriate.

 

10.       The development hereby permitted shall not be carried, other than in accordance with the approved plan numbers (except where otherwise modified by this planning permission): B1279895/0000/D/001, B1279895/ 0000/D/002, B1279895/0000/D/005, B1279895/0000/D/006, B1279895/3000/D/001, B1279895/ 3000/D/101, B1279895/ 3000/D/003, B1279895/3000/D/005 and B1279895/3000/ D/006.

 

11.       No development shall take place until details of the adoptable road have been submitted to and approved in writing by the County Planning Authority. The road shall not form part of the public highway network until the road, surface water drainage details required under condition 8 and associated connections to the existing highway network have been laid out and constructed in accordance with the approved details.

 

 

Scheme (B):

 

1.         The development to which this permission relates must be begun before the expiration of three years from the date of this permission.

 

2.         Prior to the commencement of the development hereby permitted, details of all materials to be used for hard surfaced areas within the site shall be submitted to and approved in writing by the County Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

 

3.         No development shall take place until a full construction management plan has been submitted to and been approved in writing by the Local Planning Authority. The approved plan shall be adhered to throughout the construction period. The statement shall include details comprising, but not limited to:

(i) parking of vehicle of site operatives and visitors,

(ii) routes for construction traffic,

(iii) working hours,

(iv) method of prevention of mud being carried onto highway and

(v) proposed temporary traffic restrictions.

 

Reason: In order to ensure that the development is not detrimental to the amenity of the occupants of neighbouring properties nor detrimental to the safety and convenience of users of the highway during construction and to comply with policies G3, T4, T5 and T13 of the Wycombe District Local Plan. 

 

4.         Except where modified by details submitted pursuant to condition 5 of this permission; the landscaping scheme detailed on plans B1279895/3000/D/101, B1279895/3000/D/102, B1279895/3000/D/001, B1279895/ 3000/D/002, B1279895/3000/D/003, B1279895/3000/D/004, B1279895/3000/D/005 and B1279895/3000/D/006 shall be implemented in the first planting season following the completion of the development and maintained for a period of three years. If, following the implementation of the approved landscaping scheme, any tree and shrub specimens die, are seriously damaged, or diseased they shall be replaced with a similar specimen in the next planting season.

 

5.         Prior to the commencement of the development hereby permitted, an updated landscaping scheme shall be submitted to and approved in writing by the County Planning Authority. The scheme shall indicate the size and species of tree planting which shall be implemented in accordance with the requirements of condition 4.

 

6.         Prior to the commencement of the development hereby permitted, details of tree protection measures shall be submitted to and approved in writing by the County Planning Authority. Such details should make recommendations on the use of protective fencing and work within root protection areas. The approved scheme shall be maintained for the duration of the construction of the development thereafter. Such a scheme will comply with the provisions of BS5837:2012 "Trees in relation to design, demolition and construction" and BS3998:2010 "Tree Work".

 

7.         No vegetation shall be removed during the bird nesting season. This is weather dependant but generally extends from 1 March to 31 August (inclusive). If this is not possible, a qualified ecologist shall check the areas concerned immediately prior to vegetation removal to ensure that no nesting or nest-building birds are present. If any nesting or nest-building birds are present, no vegetation shall be removed until the fledglings have left the nest.

 

8.         Prior to the commencement of the development hereby permitted, a scheme for the provision and implementation of surface water drainage shall be submitted to and approved in writing by the County Planning Authority. The surface water drainage scheme shall include, but not be limited to, measures to address the following:

 

(i)            The measures proposed in the final approved Flood Risk Assessment and Surface Water Drainage Strategy;

 

(ii)        ensure that the development includes measures to mitigate against the potential discharge of contaminated surface water onto surrounding land or the environment;

 

(iii)       ensure that infiltration methods are not employed in areas of contaminated soils, which could potentially leach out contaminants to the surrounding environment;

 

(iv)      ensure on site detention of storm water run off for a range of events up to the design storm with a return period of 100 years, making an allowance for the potential effects of climate change;

 

(v)       full details of pollution control measures (if applicable) and attenuation measures including volumetric capacity (making an allowance for the potential effects of climate change in accordance with the NPPF), manner of discharge and method of maintenance; and

 

(vi)      a formal consent with regard to the proposed discharge location(s) and discharge rates obtained from the appropriate authorities and/or service providers.

 

The works shall be constructed and completed in accordance with the approved scheme prior to the initial commencement of use of the development.

 

9.         No part of the development shall be brought into use until planning permission CC/21/13 relating to land between Westbourne Street and West Wycombe Road ("Scheme A") has been substantially completed and brought into use.

 

10.       The development hereby permitted shall not be carried, other than in accordance with the approved plan numbers (except where otherwise modified by this planning permission): B1279895/0000/D/003, B1279895/ 0000/D/004, B1279895/0000/D/005, B1279895/0000/D/007, B1279895/0000/D/008, B1279895/ 3000/D/002, B1279895/ 3000/D/102, B1279895/3000/D/003, B1279895/3000/D/005 and B1279895/3000/D/006. 

 

11.       No development shall take place until details of the adoptable road have been submitted to and approved in writing by the County Planning Authority. The road shall not form part of the public highway network until the road, surface water drainage details required under condition 8 and associated connections to the existing highway network have been laid out and constructed in accordance with the approved details.

 

12.       Prior to the commencement of the development hereby permitted a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved in writing by the County Planning Authority:

 

(i)         A site investigation scheme, based on the geoenvironmental desk study to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

(ii)        The results of the site investigation and detailed risk assessment referred to in (iii) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

(iii)       A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (ii) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

The development shall thereafter be implemented as approved.