PLANNING COMMITTEE DATE 09/01/2006
APPLIC REF NO 2005/1015/ST DATE RECEIVED 10/11/2005
CASE OFFICER Philip Cook DATE OF EXPIRY 09/02/2006
APPLICANT FASTHANDLE LTD
LOCATION AND DESCRIPTION OF PROPOSAL
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FORMER SHOECO SITE STOCKWELL GATE MANSFIELD
DEMOLITION OF EXISTING BUILDINGS AND
CONSTRUCTION OF OFFICES, 76 NO. APARTMENTS AND 5
NO. HOUSES WITH ASSOCIATED CAR PARKING
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RECOMMENDATION: GRANT PLANNING PERMISSION WITH CONDITIONS
DESCRIPTION OF PROPOSAL AND APPLICATION SITE
This application proposes the redevelopment of the former Shoe Co site,
Stockwell Gate, Mansfield. The scheme would result in the demolition of the
whole building and its replacement with a mixed use development of 20,000
sq ft of office space on the ground floor which would be divided into 4 units
and residential on the first floor with a further 6 floors of residential
development above. The accommodation proposed incorporates 76
apartments of which 28 would be one bed units and 48 two bed apartments 6
of which are identified as luxury apartments. A total of 1 car parking space per
dwelling will be provided within a central court yard and underground car park
at the site, which would be accessed off Dallas Street and Peacock Street. In
addition to this, 12 parking spaces would be provided in the under croft for the
use of the commercial units. An additional 6 residential units are proposed on
land to the rear of the site that front onto Radford Street and Peacock Street,
and these would have a minimum of two parking spaces each. The site area
is approximately 0.4 ha. giving a density of approximately 202 per ha
achieved by the highest point of the building being 8 storey in nature. The
design of the building is such that it steps up from three storeys high, where it
is adjacent to existing properties and uses the topography of the site to
achieve the 8 storey design on that part of the site which fronts onto Stockwell
Gate.
There would be provided in the central courtyard a communal planted area of
about 477 sqm. which would be adjacent to the parking area proposed. The
entrances to the site would be secured through access controls to both the
pedestrian and vehicular access points.
With regard to materials, the building if approved would be constructed from a
variety of materials including local bricks and stone with large areas of
glazing, some render and aluminium cladding to the upper floors.
PLANNING COMMITTEE DATE 09/01/2006
In addition to these units it is proposed to erect two pair of semi-detached and
a small block of 2 studio apartments fronting onto Radford Street. The
dwellings have 200% parking while the studio apartments have 1 space per
unit. These dwellings would only have approximately 30 sqm of private rear
garden area but a distance of 22m would be retained between the rear of
properties which is the minimum standard normally accepted.
A design statement has been submitted with the application and the key
elements of this are as follows:
The building would be built to the back edge of the footpath maintaining the
existing urban form;
The whole perimeter would be developed giving closure to the street scene;
The two floors of the commercial development fronting Stockwell Gate reflect
the existing Shoe Co building;
The residential element would be set back creating a terrace to the front;
The Courtyard will give dual aspect to the apartments;
A secure internal area for amenity space is formed;
On site parking away from the street scene is provided;
The Courtyard is orientated just off due south which to create a pleasant
external space;
Respect for the neighbouring residential properties – apartments on Dallas
Street set back to be in line with existing properties and reduced to 3 storey
as opposed to the current Shoe Co building which is currently 4 storey;
Units on Radford Street kept to a small scale to respect the properties on
Dallas Street;
Located on a prominent site the proposal has to make a strong architectural
statement;
RELEVANT SITE HISTORY
There is no relevant history in respect of this site.
OBSERVATIONS RECEIVED
Throughout this report observations received in respect of each application
are presented in summary form. The full letters are available for inspection
both prior to and at the meeting.
Anyone wishing to make further comments in relation to the application must
ensure these are received by the Council by 12 noon on the last working day
before the date of the Committee.
1) Head of Leisure and Technical Services (Highways)
Requires a Section 106 agreement to make up Radford Street to allow for
adoption as public highway and the installation of traffic regulation orders. The
back edge of the footpath shall be supported during the construction phase.
Vehicular access points must be to Nottinghamshire County Council
PLANNING COMMITTEE DATE 09/01/2006
specification and located so as not to adversely affect the access to adjacent
properties.
2) Risk and Community Protection Manager
There are concerns about noise dust and other potential environmental health
issues during the construction and demolition phase and would request the
applicant be required to submit for approval a method statement for
minimising environmental effects from both the demolition and construction
phases.
3) Nottinghamshire County Council (Highways)
To be reported verbally
4) Nottinghamshire County Council (Archaeology)
The site has been identified as being a post-medieval component of Mansfield
and of archaeological importance and request the imposition of a condition
requiring an archaeological watching brief.
5) Nottinghamshire County Council (Social Services)
The Dallas Street Day and Community Support Services are based at Dallas
Street Resource Centre and the area is used by many disabled people.
Consideration should be given to closing off Dallas Street to only allow access
to the development and the resource centre. Additional provision should be
made to advise of disabled people in the area and existing pedestrian facilities
placed to aid the disabled should be maintained and improved. There is
concern about the potential conflict between construction traffic and the
elderly people using the Dallas Street centre.
6) Nottinghamshire Police - Architectural Liaison and Crime Reduction
Manager
“Developers/Architects should liaise at the earliest opportunity with the Police
Architectural Liaison Officer who can provide helpful advice at the outset
concerning the guidelines of the ACPO Approved, Secure by Design, the
potential crime risks and recommendations to achieve an approved design.
In this Application there is a host of considerations including underground
parking, surface parking, door entry systems and lighting that, owing to the
site being in a „high crime‟ area, should be considered.
There is also the question of site security during the demolition and build of
the site because of the high crime in the area and the regular intrusions into
the current site by criminal elements.
PLANNING COMMITTEE DATE 09/01/2006
I would therefore request that as a Condition a scheme showing proposed
security details as outlined above should be submitted for consideration in
writing before the scheme is carried out or approved”.
7) Nottinghamshire Wildlife Trust
No objection to the principle of development but request a condition be placed
on any planning permission requiring a protected species survey being
undertaken before any works on site commence.
8) Severn Trent Water
No objections subject to conditions
9) Environment Agency
Former activities on the site had the potential to contaminate the ground and
the Agency therefore require a desk top study which is required by condition.
10) Members of the Public and Businesses
Three letters have been received from residents who generally support the
proposals but raise the following concerns:
Problems with noise and dust during the demolition and construction
phases;
Boundary treatments during the demolition and construction phases;
Initial submission lacked information
Two letters have been received from local businesses the first from the owner
of The Red Bar and Restaurant who supports the proposal makes the
following comments:
The existing building has been vandalised, used by drug takers and
has been subject to attempts to set it on fire;
The building proposed would make a positive and bold statement
about the town;
It would provide much needed accommodation and jobs.
The second letter is from the manager of Super Bowl 2000 and although
generally supporting the redevelopment of the Shoe Co site does have some
concerns about the proposal, specifically access issues and makes the
following comments:
Access to the underground car park is shown opposite the main
service door used for deliveries to the Super Bowl. The road is narrow
and delivery vehicles will block the entrance to the car park;
A turning head at the end of Radford Street is continuously used by
delivery vehicles which may be dangerous and impede access to the
car park;
PLANNING COMMITTEE DATE 09/01/2006
The demolition and construction phases may cause operational
problems to the Super Bowl and therefore should be carried out in a
manner which does not allow this to happen.
A letter has also been received from the Old Mansfield Society who
commented that they endorse the proposals. However it has come to light that
the proposal was wrongly interpreted, believing part of the existing frontage of
the building was to be retained as it reflects what is already on site. The
society have been made aware that the building is to be demolished through
the Councils Conservation Officer but no further comments have been
received.
POLICY & GUIDANCE
The relevant local and national policies and guidance which affect this site are
as follows;
The land identified by this application is not affected by any site-specific
policies in the Mansfield District Local Plan (adopted November, 1998). It is,
however, within the urban boundary as defined by the Local Plan. In this
respect, the proposal needs to be assessed against the following policies:
Policy E4 policy seeks to protect employment land and or premises. It states
that permission will not be granted for developments that lead to the loss of
employment land or premises unless they would meet one of the three listed
criteria.
Policy DPS2 aims to concentrate development within the main urban areas
(defined as Mansfield, Woodhouse and Warsop), in order to achieve
sustainable patterns of development.
Policy H2 sets out the criteria for considering housing proposals within the
defined urban boundary.
Policy E3 concerns the development of employment uses within the urban
boundary. It states that permission will be granted for such development
where all of the 6 listed criteria are met.
Policy M16 provides a number of transport related criteria all of which must
be met if a development is to be approved.
There are number of policies within the Nottinghamshire Structure Plan
Review (1996) that are relevant to this application.
Policy 2/5 states that office development will be permitted within or adjoining
existing central areas, as defined elsewhere within the plan, where they would
meet three criterion.
Policy 2/8 is similar to Local Plan policy E4 in that it seeks to protect
employment sites and buildings. It states that the use of existing employment
PLANNING COMMITTEE DATE 09/01/2006
sites and buildings will only be permitted where it would meet three listed
criteria.
In addition it is appropriate to refer to the Nottinghamshire and Nottingham
Joint Structure Plan (JSP), as proposed to be modified.
Paragraph 4.22 says:
“In West and North West Nottinghamshire there are opportunities to enhance
the supply of sites for office based uses in or near to the town centres which
should assist economic diversification. Mansfield‟s central area in particular
has potential for more office based floorspace reflecting its status as a major
sub regional centre”
This is reemphasised in paragraph 4.29 which states that office development
will be encouraged in the Major Sub-Regional Centre of Mansfield. It is
considered that this site should help contribute to meeting these aims.
Policy 4/4 of The Nottinghamshire and Nottingham Joint Structure Plan (JSP),
as proposed to be modified, should also be considered. This policy concerns
the protection of employment sites and buildings and the second part of the
policy states that:
“Existing employment sites will be retained in that use if (but only if) they fully
comply with the principal criteria set out in Policy 4/2. Such fully compliant
sites will be defended from development for non-employment uses.”
ISSUES
The main issues for consideration are whether the proposal complies with the
objectives of both national and local policies and guidance while providing an
appropriate form of development for this prominent edge of town centre
locality. It is considered therefore that the main issues are as follows:
Loss/reduction of an employment site,
Design,
Impact on the amenity of nearby occupiers.
Loss/reduction of an employment site.
The relevant policies are as listed above and it is considered that that in the
main this proposal generally accords with all of these. However, a key issue is
the mixed use nature of the site and the level of residential to be provided
when compared with the amount of office space to be proposed and how this
would meet the required criteria of policy E4.
Discussions with the applicants have revealed information that has provided a
better understanding of the relevant issues and a degree cross–subsidy
between the residential development and the commercial use. Over and
above this the applicants have also volunteered a S106 payment of £75,000
PLANNING COMMITTEE DATE 09/01/2006
to be used to support the bringing forward of other employment uses within
the area.
It is recognised that this is an important site on the edge of the town centre
where a prestigious development could have a major influence on the centre
not only in providing quality housing, but also much need purposely designed
office accommodation which will help regenerate the area. The new 20,000
sq ft office development could employ more people than the previous
employment site recently has, and therefore, the scheme will contribute to the
wider economic regeneration of the area. Consequently criteria 2 of Policy E4
is met as the scheme which would deliver wider employment benefits.
The precise details of where the contribution could be utilised will be the
subject of further negotiation but it has been suggested that it could be used
to bring forward employment generating schemes to be located within the
THI.
Design
Members may be aware these premises do not benefit from any form of
statutory protection as they are neither listed or in a conservation area and as
such they could be demolished without the consent of the Local Planning
Authority. The building is beginning to fall into disrepair and is of a design and
construction which does not lend itself well to conversion, lacking space for
amenity and off street parking areas. The design proposed tries to respect the
character of the existing building which fronts directly onto Stockwell Gate by
maintaining the urban form and presence currently provided by the existing
structure. The design has been carefully considered and has been drawn up
respecting the design, construction and nature of the buildings adjoining the
site, adjusting the height of the building to suitably sit comfortably with and
minimise any impact on its neighbours.
The proposal would utilise a mixture of both modern and traditional materials
used in the area, including a local stone for the lower floors of the office, a
local brick for the residential elements broken up by glazing and render. The
upper floors which would house the luxury apartments would be clad in an
aluminum sheeting which would reflect sky colours and textures. This material
is typically used on buildings of this nature.
It is acknowledged that this site is prominent being located on a key edge of
centre site and that it is affected by a substantial difference in levels from front
to back and north to south and the design has tried to make the best use of
this topography and the number of storey‟s proposed, to produce a substantial
and imposing building on this primary route into the town. The total number of
floors to be provided is 8 with the two lower floors being used for offices with
direct pedestrian access of Stockwell Gate so visitors to these units would not
need to enter the private areas used by residents. The remaining floors are
stepped up with 12 units to the rear of the upper level of offices, 18 on the first
floor, 19 on the second floor, 16 on the third floor, 7 on the fourth floor and two
luxury apartments on the fifth and sixth floors.
PLANNING COMMITTEE DATE 09/01/2006
The proposed building would be a landmark building for the town and that it is
appropriate for this location. The design introduces a modern high quality
building into the area and I am of the opinion that it would not be out of place
due to the number of varying designs and sizes of buildings in the immediate
locality.
Impact on adjacent occupiers
The main concerns from nearby occupiers relate to highway matters and in
particular to access arrangements for service vehicles to the Superbowl.
Radford Street is currently only adopted to a point just past the entrance to
the Superbowl and therefore beyond that point is a private road. The concerns
of the Superbowl management is that the access to the flats may be
obstructed by delivery vehicles servicing the bowling alley. The street is
currently used for on-street parking and it is considered that this may cause
problems for service vehicles. Having raised this issue with the Highway
Authority, they are of the opinion that vehicles should be able to maneuver
into the car park area for the development without any difficulty even if there is
a delivery vehicle at the Superbowl.
There is some question over the ownership of the road, and the applicant has
indicated that they do own to the centre of the road with access rights over the
remainder. This being the case, to improve and secure proper management
and control over the use of the road, it may be appropriate to secure through
a section 106 agreement, the making up of the road to an adoptable standard
and the imposition of a Traffic Regulation Order, which could then be enforced
to prevent unauthorised parking and any perceived problems in terms of the
conflict between service and domestic vehicles.
With regard to the opening up of Radford Street this is not considered
appropriate as it would conflict with the existing inner ring road junction. With
regard to additional signage and the provision of hand rails in the highway,
again this is not a planning consideration in respect of this development and is
something which has been passed directly to the Highway Authority to
address.
With regard to the potential for disturbance during the construction phase and
issues of boundaries, their security and retention are matters which can be
controlled through the imposition of appropriate conditions.
CONCLUSION
It is considered that this proposal is an appropriate form of development for
this site, and that it generally accords with the criteria set out in the various
policies and guidance that apply. I am of the opinion that through the securing
of a section 106 agreement to address the highway matters and the payment
of a commuted sum to assist in bringing forward alternative employment
opportunities in the town, the two areas of concern can be addressed. It is
PLANNING COMMITTEE DATE 09/01/2006
therefore recommended that planning permission be approved subject to the
following conditions.
RECOMMENDED CONDITIONS/REASONS/NOTES
SUMMARY OF REASONS FOR DECISION
In the opinion of the Local Planning Authority the proposal is in general
accordance with policies DPS2 and H2 and E4 of the adopted Mansfield
District Local Plan 1998. It is considered that through the use of conditions the
development can also meet the objectives of policy BE1. There are no other
material planning considerations which indicate that a decision should be
taken at variance with these policies.
(1) The development hereby permitted shall be begun within a period of three
years beginning with the date on which this permission is granted.
Reason: In accordance with Section 91(1) of the Town and Country Planning
Act 1990, as amended by S51(1) of the Planning and Compulsary Purchase
Act 2004.
(2) No development granted by this permission shall be commenced until:-
(a) the application site has been subjected to a detailed scheme for the
investigation and recording of contamination and a report has been submitted
to and approved by the Local Planning Authority;
(b) detailed proposals in line with current best practice for the removal,
containment or otherwise rendering harmless such contamination („the
Contamination Proposals‟) have been submitted to and approved by the Local
Planning Authority;
(c) for each part of the development contamination proposals relevant to that
part (or any part that would be affected by the development) shall be carried
out either before or during such development as appropriate;
(d) if during development works any contamination should be encountered
which was not previously identified and is derived from a different source
and/or of a different type to those included on the „Contamination Proposals‟
then revised „Contamination Proposals‟ shall be submitted to the Local
Planning Authority; and
(e) if during development work site contaminants are found in areas
previously expected to be clean, then their remediation shall be carried out in
line with the agreed „Contamination Proposals‟.
Reason: To prevent pollution of the water environment, in accordance with
policy U2 of the adopted Mansfield District Local Plan.
(3) Building operations shall not be commenced until details of the existing
and proposed ground levels and proposed finished floor levels of the
building(s) have been submitted to and approved in writing by the Local
PLANNING COMMITTEE DATE 09/01/2006
Planning Authority.
Reason: To protect the amenities at present enjoyed by the occupiers of
nearby residential properties, in accordance with Policy H2 of the adopted
Mansfield District Local Plan.
(4) Before development is commenced details of the car parking and servicing
areas, including surfacing, surface water drainage, and marking out, shall be
submitted to and approved in writing by the Local Planning Authority, and the
approved details shall be implemented prior to the building(s) being first
brought into use.
Reason: In the interests of highway safety and to ensure the development
complies with policy M16 of the adopted Mansfield District Local Plan.
(5) The proposed access/accesses shall be constructed in accordance with
the standards set out in the Highway Design Guide - Residential and
Industrial Development available from the Nottinghamshire County Council.
Reason: To ensure that the development meets the required standards.
(6) Prior to the commencement of any works on site details of cycle
parking/storage facilities for the site shall be submitted to and approved in
writing by the Local Planning Authority with any approved scheme being
implemented and available for use prior to occupation of the first apartment.
Reason: To ensure that the development meets the required standards.
(7) Prior to the commencement of any works on site details of a waste
management scheme including details of collection points, recycling
strategies and bin storage areas shall be submitted to and approved in writing
by the Local Planning Authority with any approved details which shall include
screening and security measures, being implemented prior to the first
occupation of any apartments.
Reason: To ensure that the development meets the required standards.
(8) No development shall take place until there has been submitted to and
approved in writing by the Local Planning Authority a scheme of landscaping.
Such a scheme shall include as appropriate: details of existing trees and
hedgerows including details of those to be retained and any to be removed,
planting plans, written specifications including cultivation and other operations
associated with plant and grass establishment, schedules of plants noting
species sizes and proposed numbers/densities where appropriate and a
programme of implementation. All planting, seeding or turfing indicated in the
approved scheme shall be carried out in the first planting and seeding
seasons following the occupation of the building or the completion of the
development, whichever is the sooner, and any trees or plants which within a
period of five years from the completion of the development die, are removed,
or become in the opinion of the Local Planning Authority seriously damaged
or diseased, shall be replaced in the next planting season with others of
PLANNING COMMITTEE DATE 09/01/2006
similar size and species, unless the Local Planning Authority gives written
consent to any variation.
Reason: In the interests of visual amenity and to accord with policy BE1 of
the adopted Mansfield District Local Plan.
(9) A landscape management plan, including long term design objectives,
management responsibilities and maintenance schedules for all landscape
areas, other than small, privately owned, domestic gardens, shall be
submitted to and approved in writing by the Local Planning Authority prior to
the occupation of the development or any phase of the development,
whichever is the sooner, for its permitted use. The landscape management
plan shall be carried out as approved.
Reason: To ensure the satisfactory overall appearance of the completed
development is in accordance with policy BE1 of the adopted Mansfield
District Local Plan and to help assimilate the new development into its
surroundings.
(10) Building operations shall not be commenced until a plan indicating the
positions, design, materials and type of walls, fences and other means of
enclosure to be erected within and on the boundary of the site have been
submitted to and approved in writing by the Local Planning Authority.
Development shall be carried out in accordance with the approved details
before the buildings are occupied.
Reason: In the interests of visual amenity and to accord with policy BE1 of
the adopted Mansfield District Local Plan.
(11) The hours of working at the site during the construction period shall be
restricted to 0730 hours to 1800 hours Monday-Friday, 0730 hours to 1300
hours Saturdays with no working on Sundays and Bank Holidays.
Reason: To protect the amenities at present enjoyed by the occupiers of
nearby residential properties, in accordance with Policy H2 of the adopted
Mansfield District Local Plan.
(12) Prior to any works commencing on site, a detailed traffic management
scheme including measures to prevent the deposit of mud and other material
on the highway from construction vehicles egresssing the site shall be
submitted to and approved in writing by the Local Planning Authority. The
approved scheme shall be provided and maintained for the duration of the
works on site and shall be used by all construction traffic prior to egressing
from the site.
Reason: In the interests of highway safety and to prevent materials being
deposited on the highway.
(13) The development permitted by this planning permission shall not be
commenced until a planning obligation pursuant to Section 106 of the Town
and Country Planning Act 1990 relating to the land, has been submitted
PLANNING COMMITTEE DATE 09/01/2006
to and engrossed by the Local Planning Authority. The said planning
obligation shall provide for a contribution of £75000 to support the bringing
forward of other employment uses within the area and the making up of
Radford Street to an adoptable standard.
Reason: To ensure the development accords with the requirements of Policy
H4 and M16, of the Mansfield Local Plan and to ensure an adequate level of
access is provided.
(14) Prior to the commencement of any works on site and in particular any
demolition, a full survey of all nature conservation interests/protected species
affected by the development shall be undertaken and a scheme of
mitigation/management shall be submitted to and approved in writing by the
Local Planning Authority. Any approved scheme, including any planting and
phasing programme shall be undertaken in accordance with the approved
details unless otherwise agreed in writing by the Local Planning Authority.
Reason: To enable proper consideration of the impact of the development on
the contribution of nature conservation interests to the amenity of the area.
(15) Demolition shall not commence until the method of working during the
demolition and construction phase, in the form of an environmental
management plan, to include control of noise, vibration and dust imitions has
been submitted to and approved by the Local Planning Authority. All
subsequent demolition and construction shall be undertaken in accordance
with the approved scheme unless otherwise agreed in writing with the Local
Planning Authority.
Reason: To ensure that the demolition safeguards the amenity/safety of
adjacent occupiers.
(16) Building operations shall not be commenced until details of the external
facing materials proposed to be used have been submitted to and approved in
writing by the Local Planning Authority.
Reason: In the interests of visual amenity and to accord with policy BE1 of
the adopted Mansfield District Local Plan.
(17) No development shall be commenced until details of any floodlighting to
be used to illuminate the site and external lighting of the completed building
have been submitted to and approved in writing by the Local Planning
Authority. Development shall be carried out in accordance with the approved
details.
Reason: To protect the amenities at present enjoyed by the occupiers of
nearby residential properties, in accordance with Policy H2 of the adopted
Mansfield District Local Plan.
PLANNING COMMITTEE DATE 09/01/2006
(18) No development shall take place on the site until details of a scheme for
an archaeological watching brief have been submitted to and approved in
writing by the Local Planning Authority. Thereafter, the scheme shall be
implemented in full accordance with the approved details.
Reason: The site is located within a post medieval part of Mansfield which is
of historic interest.
(19) Prior to the commencement of the hereby approved development, design
out crime statement, to include security measures proposed in respect of on
site cctv, door control entry, lighting public, access areas and any other
measures to meet Secured by Design Standards, shall be be submitted to
and approved in writing by the Local Planning Authority. Thereafter, the
scheme shall be implemented in full accordance with the approved details.
Reason: In the interest of residential and community safety.
(1) Note to Applicant
The applicant is advised that to avoid potential offences under The Wildlife
and Countryside Act 1981, if any protected species, including bats, or
breeding birds are discovered during any stage of the development of this
site, the works shall cease and contact be made with the appropriate
Authority.
(2) Note to Applicant
The applicant is advised that any proposed scheme shall make adequate
provision for proper access to the site for emergency and service vehicles.
(3) Note to Applicant
The applicant is advised to contact the police Architectural Liaison and Crime
Reduction Manager, Alan Booth regarding the development to discuss
security of the proposal tel. 01623 420999 ext 3150,
(4) Note to Applicant
The applicant is advised that an Access Statement will be required as part of
any building regulations application for the development.
(5) Note to Applicant
The applicant is advised that any details provided in respect of the
landscaping scheme for the site, should include full details of the treatments
proposed for the onsite amenity areas
(6) Note to Applicant
Building Control Managers observations enclosed.
PLANNING COMMITTEE DATE 09/01/2006
(7) Note to Applicant
The applicant is advised to contact Nottinghamshire County Council
Archaeological section in respest of the watching brief required. Tel 0115 977
2131.
PLANNING COMMITTEE DATE 09/01/2006