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					     PLANNING COMMITTEE DATE 02/05/2006


APPLIC REF NO 2006/139/ST                                      DATE RECEIVED                14/02/2006

CASE OFFICER             Michael Avery                         DATE OF EXPIRY               16/05/2006

APPLICANT                CLEGG DEVELOPMENTS LTD

LOCATION AND DESCRIPTION OF PROPOSAL
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                         ARRIVAL SQUARE STATION ROAD MANSFIELD

                         PROPOSED NEW OFFICE DEVELOPMENT
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RECOMMENDATION: GRANT APPROVAL OF RESERVED MATTERS

      DESCRIPTION OF PROPOSAL AND APPLICATION SITE

     Outline planning permission was granted in July 2005 to construct an office
     development (Class B1) on land adjacent to the listed Mansfield Railway
     Station, off Station Road. The principle of an office development and details
     of siting and access were considered to be acceptable.

     This application for the approval of reserved matters proposes an office
     development which would be subdivided into 4 units with a total net floor area
     of 1060 square metres, being sited to the west of the application site. The
     building proposed comprises of 2 storey’s with a basement car park under the
     northern corner of the building. The front elevation of the proposed building
     (eastern) comprises of large glazed areas and stonework. The proposed west
     elevation has less of the large glazing units but has smaller traditional
     windows. The facing material proposed on this elevation is facing brickwork.
     It is proposed to construct the roof from artificial slate.

     Access to the 10 underground car parking spaces is from Station Road,
     opposite the Midland Hotel. Access to the nine surface car parking spaces is
     from Station Road, opposite the Mansfield Railway Station. Nine car parking
     spaces are shown outside the listed railway station which include a taxi rank,
     2 disabled car parking bays and a drop off area.

     A public art feature is proposed at the entrance to the site in front of the listed
     building. No details of this public art feature have been provided with the
     application. A cycle storage facility is proposed to the southern elevation of
     the building, though again, details have not been provided with the
     application.

     The site is elevated above the level of Belvedere Street with a steep, tree
     covered embankment forming the western boundary of the site. The site is
     currently owned by Mansfield District Council and is being used as a 45 space
     car park. The site is adjoined to the east by the Midland Hotel and to the south
     by Mansfield Railway Station, both of which are listed buildings.
PLANNING COMMITTEE DATE 02/05/2006


The applicants have provided a design statement in support of their
application which is summarised below:

        The scheme aims to create an exciting arrival point in Mansfield for a
         new office building to complement the refurbished railway station by
         creating a landmark transport interchange
        The scheme aims to make better use of a prominent site and create a
         better defined space which links existing buildings with new;
        The railway station needs a suitable arrival space that will be beneficial
         to Mansfield in a wider context;
        The scheme is secure as all areas are supervised and the basement
         car park is secured by a shutter door;
        Local materials are to be used wherever possible, including natural
         stone;
        The scheme is a modern interpretation of traditional architecture;
        The use of large areas of glazing on the front elevation facing the
         square creates an active frontage;
        Distinctive stair enclosures create a distinctive entrance to the square;
        The design compliments the listed Mansfield Train Station in its
         lheight, shallow roof pitch and eave details;
        The scheme has been designed around existing landscaping and site
         gradients;
        The scheme maintains the privacy of hotel residents.

RELEVANT SITE HISTORY

2005/402/WT- Outline planning permission was granted for a B1 office
development on 27th July, 2005.


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)

Subject to the marking out of the parking bays at the railway station I have no
highway comments.

2)       Nottinghamshire County Council (Highways)

Vehicular access to the station has been accomodated. With the underground
staff parking and the visitor parking provision, together with the proximity of
PLANNING COMMITTEE DATE 02/05/2006


public transport links, this application is acceptable in highway terms. There
are no highway objections to this proposal.

3)     Network Rail

As the proposal will not affect the operational railway or land within Network
Rail’s ownership, we have no comments/observations to make.

4)     Central Networks

Central Networks has a network within close proximity to the proposed
development. Copies of Central Networks plans along with guidance notes
were included within the consultation and should be brought to the attention of
the applicant.

5)     Severn Trent Water

No objection to the proposal subject to a condition that work should not
commence until drainage works for the disposal of surface water and foul
sewage have been carried out in accordance with details to be submitted to
and approved in writing by the Local Planning Authority.

6)     Building Control Manager

The proposals will be subject to control under Building Regulations. An
access statement will be required.

7)     Nottinghamshire County Council (Archaeology)

The Extensive Urban Survey (EUS) of Mansfield, undertaken by
Nottinghamshire County Council in conjunction with English Heritage,
identifies the application site as being an industrial period component of
Mansfield. A number of early non-conformist chapels existed within the vicinity
of the application site, with associated burial grounds, as well as factories and
hosiery works. The potential exists for human burials to survive within the
application site.

It is entirely possible that very valuable archaeological remains have survived
the twentieth century redevelopment within Mansfield’s town centre. The scale
of the proposed development is such that it will almost certainly impact upon
the archaeological remains of Mediaeval or Post-Mediaeval phases of
Mansfield. These archaeological remains may contain early Medieval deposits
associated with Mansfield’s Anglo Saxo origins, well preserved later
Mediaeval settlement remains as well as non- conformist burials.

Due to the archaeological interest of this area, as well as the nature and
extent of the proposed development it is recommended that if planning
permission is to be granted a condition should be attached requiring a
scheme of treatment for the site
PLANNING COMMITTEE DATE 02/05/2006


8)     Police Architectural Liaison Officer

No objection to the proposal, but has requested to be consulted on security
measures as the building is a town centre development where the risk of crime is
high.

9)     Conservation Officer

This proposed new office development will take place within the immediate
setting of the grade II listed Railway Station. Built in the Italianate style, the
Station is of local limestone with a hipped slate roof. The proposed
development will be sited along the embankment to Rosemary Street. With
the Railway Station and the nearby Midland Hotel (also grade II listed) it will
create a small public square.

I would make no objection to the design of the office development. It takes its
scale from the Railway Station, with its eaves line matching that of the
Station’s projecting entrance bay. The roof is of a similar hipped construction
and has the same pitch as the roof of the Station. The new building is also of
a similar massing to the existing Station, with the long range punctuated by a
projecting bay. This is a sensitive design that will enhance the setting of the
listed building and therefore I feel it accords with Policy BE4 of the Local Plan.

Natural stone is the ideal material for the front elevation and the return
elevation to the Station. Through a condition, a sample panel of the intended
stonework showing the material finish, coursing style and mortar finish should
be presented for our approval prior to the commencement of works. I feel that
an ashlar finish would best reflect the walling of the Railway Station. The
Conservation Team can advise on suitable matches for local white limestone.

However, I would stress that natural stonework must be used on the return
elevation to the Station and throughout the whole front elevation. There is
acceptable historic precedent for the use of buff brick on rear elevations – see
stone buildings in The Park, for instance – but it is not a high quality material
compared to stone and should not be used on the principal façade.

I would draw particular attention to the far right end of the elevation, where a
recessed panel is used to perform a material break, with the last 3.5m of the
elevation being buff brick. There is not a large amount of stone on the front
elevation – it is mainly glazed – so I do not see why the few masonry areas
cannot all be of stone. The use of brick to the basement level is of lesser
concern.

Similarly, the proposed roof material is stated on the application form to be
“slate (look-alike)”. In the immediate setting of the listed building, I feel that
only natural slate is an acceptable roofing material (artificial matches such as
Eternit have an unacceptably modern appearance and might only be suitable
for the rear roof slope). This should similarly be controlled by a condition.
PLANNING COMMITTEE DATE 02/05/2006


I note that there is no detailed plan of the parking area showing material
finishes. I would hope that a full landscaping scheme would be submitted
through a condition.

10)       Members of the Public

No comments have been received. However, any comments received prior to
the Committee Meeting will be reported verbally.


POLICY & GUIDANCE

PPS6 (Planning for Town Centres) advises that the Government’s key
objective for town centres is to promote their vitality and viability by planning
for the growth and development of existing centres and promoting and
enhancing existing centres, by focusing development in such centres and
encouraging a wide range of services in a good environment, accessible to
all. It seeks to encourage economic development in sustainable locations
accessible by a choice of means of transport.

Policy MTC24 of the Local Plan confirms that planning permission will be
granted on the site for the development of retail / offices / leisure or hotel
uses. The policy advises that any development would need to make provision
for the replacement of existing car parking spaces, and provide additional
spaces to meet the needs of the development.

Policy BE4 of the Local Plan seeks to ensure that new development does not
detrimentally affect the setting of listed buildings.

 Policy E3 of the Local Plan advises that planning permission will be granted
for employment uses within the urban boundary provided that certain criteria
are met to ensure that the use integrates with existing uses, would not harm
the character and appearance of the area, would retain important site
characteristics, be located close to public transport and incorporate crime
prevention measures.

ISSUES

The principle of an office development on the site and whether the
development accords with the wider objectives of the Stockwell Gate
Regeneration Area has already been considered to be acceptable. The
outline planning application was considered to be in accordance with Local
Plan policy MTC24 and PPS6 (Planning for Town Centres).

The main issues for consideration in this reserved matters application are
therefore;

         The design and the effect on the adjacent listed buildings
         Implications for car parking and access
PLANNING COMMITTEE DATE 02/05/2006


The Design and the Effect on the Adjacent Listed Building

The site is adjoined by two listed buildings; the Mansfield Railway Station, a
grade II listed building dating from 1872 to the south-east, and the Midland
Hotel, also a grade II building, dating from approximately 1820. The design of
the external elevations, the massing of the proposal and the relationship to
these listed buildings must therefore be assessed on the basis of policy BE4
of the adopted Local Plan which aims to ensure that new developments do
not detrimentally affect the setting of listed buildings.

The scale of the building is considered to be in keeping with the scale of the
Mansfield Railway Station. Furthermore, the building takes account of the
levels on site which fall away towards Belvedere Street and Station Road to
the north and west of the site. The design is in keeping with the Mansfield
Railway Station as it incorporates similar hipped roof pitches, eave lines and a
projecting bay feature on the front elevation echoing the architectural features
of the train station.

The proposal creates a square, and in accordance with the applicant’s design
statement, it is considered that the design is a modern interpretation of
traditional architecture.

The Conservation Officer has been consulted and is of the opinion that the
design of the proposal is sensitive to its setting. The drawings submitted
indicate small areas of brick work on the front and return elevation to the train
station. Notwithstanding this submitted information, in accordance with the
advice of the Conservation Officer, it is recommended that the non glazed
elements of the front elevation and returns to the railway station should all be
constructed from natural stone. Similarly, it is recommended that the roof
should be constructed from natural slate. It is acknowledged by the
Conservation Officer that the use of buff bricks on the rear elevation is an
acceptable historic precedent.

It is considered that facing/roofing materials, cycle storage facility and an
appropriate landscaping scheme can be controlled by way a planning
conditions. It is also considered that details of the public art feature at the
entrance to the site should be controlled by a planning condition to ensure
that any such art feature is appropriate within the setting of the listed building.

Implications for Car Parking

The site currently accommodates a public car park of 45 parking spaces. The
application proposes 19 car parking spaces, including 3 disabled car parking
spaces. Ten car parking spaces are at basement level and nine are at ground
floor level. In addition, the scheme proposes 9 car parking spaces to be
allocated outside the listed Mansfield Railway Station, which includes a drop
off area, 2 disabled car parking spaces and a taxi rank.

The site is located within the town centre, where a number of existing car
parks are located in close proximity to the railway station and within easy
PLANNING COMMITTEE DATE 02/05/2006


walking distance of the existing and proposed relocated bus station sites.
Furthermore, the application proposes cycle storage facilities. I am satisfied
therefore, that in accordance with Government guidance which aims to reduce
reliance on the car, and encourage the use of public transport, sufficient
parking will be provided to address the needs of the development.

The Mansfield Railway Station itself is well served by an existing car park on
the opposite side of Belvedere Street, although recognising the need for
short-term drop-off and collection parking spaces to service the station have
been provided. Provision is made to retain taxi, disabled car parking and a
drop off area to the front of the railway station.

In light of the above, I am satisfied that sufficient car parking is proposed, both
to meet the needs of the development and to facilitate short-term collection
and drop-off at the station. In reaching this conclusion, I am mindful of the
comments of the Council’s Technical Services Department (Highways) and
Nottinghamshire County Council (Highways) who raise no objections to the
development.

CONCLUSION

The use of the site for an office development was previously considered to be
acceptable in this town centre location as it meets national and local policies
in helping to sustain and enhance the town centre. The development
proposed would complement the wider objectives for the regeneration of the
Stockwell Gate area of the town. The design of the building is in keeping with
the design of the listed Mansfield Railway Station and forms a high quality
landmark building. In light of it’s location in the town centre, and proximity to
other car parks, the parking provision is considered to be acceptable.

RECOMMENDED CONDITIONS/REASONS/NOTES

SUMMARY OF REASONS FOR DECISION

The proposals for office development generally comply with the objectives of
PPS6 and Policies MTC24, E3 and BE4 of the Mansfield Local Plan. The
proposals would complement the wider objectives for the regeneration of the
Stockwell Gate area of the town centre and would not prejudice the
development of nearby sites within the regeneration area. It is considered that
the proposal is in keeping with the design and setting of the listed Mansfield
Railway Station and forms a high quality landmark building. In the opinion of
the Local Planning Authority there are no material planning considerations
which suggest that a decision should be taken at variance to this guidance
and policies.

(1) Notwithstanding the submitted facing material details, the north, south and
east elevations shall be constructed only from natural stone. Prior to the
commencement of work on site, details of the stone and coursing shall be
submitted to and approved in writing by the Local Planning Authority. Work
shall be undertaken in accordance with the approved details.
PLANNING COMMITTEE DATE 02/05/2006


(1) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(2) Prior to the commencement of work on site, details of the facing brickwork
to be used on the west elevation shall be submitted to and approved in
writing by the Local Planning Authority works shall be undertaken in
accordance with the approved details.

(2) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(3) Notwithstanding the submitted details, the roof shall be constructed from
natural slate. Prior to the commencement of work on site, samples of the
natural slate shall be submitted to and approved in writing by the Local
Planning Authority. Works shall be undertaken in accordance with the
approved details.

(3) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(4) Prior to the commencement of work on site, details of all window and door
frames shall be submitted to and approved in writing by the Local Planing
Authority. Work shall be undertaken in accordance with the approved details.

(4) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(5) Prior to the commencement of work on site, details of all ground surface
materials/hard landscaping within the site shall be submitted to and approved
in writing by the Local Planning Authority. Works shall be undertaken in
accordance with the approved details.

(5) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(6) Prior to the commencement of work on site, details of the public art feature
shall be submitted to and approved in writing by the Local Planning Authority.
The art feature shall be erected in accordance with the approved details.

(6) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(7) Prior to the commencement of work on site, details of the external cycle
storage facility shall be submitted to and approved in writing by the Local
Planning Authority. Work shall be undertaken in accordance with the
approved details.

(7) Reason: To protect the setting of the Listed Mansfield Railway Station in
accordance with Policy BE4 of the adopted Mansfield District Local Plan.

(8) Prior to the commencement of work on site details of a scheme of
treatment for archaeological remains shall be submitted to and approved in
PLANNING COMMITTEE DATE 02/05/2006


writing by the Local Planning Authority.      Work shall be undertaken in
accordance with the approved details.

(8) Reason: To ensure the protection of any valuable archaeological remains.

(9) 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.

(9) Reason: In the interest of highway safety, in accordance with Policy M16
of the adopted Mansfield District Local Plan.

(1) Note to Applicant

The applicant is advised to contact the Police Architectural Liaison Officer at
Nottinghamshire Police (01623 420999 Extn. 3150) with regard to security
measures.

(2) Note to Applicant

The applicant is advised that the proposed works to the highway can only be
carried out by the District Council (the Engineers Section of the Development
Services Directorate) acting on behalf of the Highway Authority,
Nottinghamshire County Council. An estimate for the works can be obtained
by telephoning Mansfield 463328.

(3) Note to Applicant

Enclosed are comments received from Central Networks.

(4) Note to Applicant

Enclosed are the comments of the Building Control Manager.

(5) Note to Applicant

The applicant is advised that the conditions imposed on the Outline Planning
Permission 2005/0402/WT are also applicable to this development.
PLANNING COMMITTEE DATE 02/05/2006

				
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