County Hall, St Helens Street
Proposal: Conversion of former County Hall to dwellings and a rear development to form dwellings following demolition of previous single storey element (creation of 40 dwellings in total).
Address: County Hall, St Helens Street
Applicant: Harris and Wilton
Agent: Mr L Thurlow
The Development Management Team Leader presented the report illustrated by drawings and photographs.
The report was updated as a representation had been received which was not included in the committee report. The Development Management Team Leader outlined the concerns raised and that those concerns were not material to the recommendation of approval.
Mr L Thurlow spoke on behalf of the applicant in support of the proposals:
- Proposal has been subject to negotiation with Planning and Conservation Officers.
- Urgent works notice has been completed.
- Listed building consent application currently being considered to protect listed building.
- Previous planning applications granted but not implemented.
- Other commercial change of uses have not come forward.
- Listed building retained and only modern additions to be demolished.
- Historical features of Council Chamber have been retained as part of the conversion.
- One of the Court rooms has been retained as a heritage space.
- Rear extension was a contemporary addition, but not a solid mass as broken up.
- Three storey rear extension not visible from within the public realm.
- Lantern lights on roof top would be retained.
- Site was in a highly sustainable location.
- Car parking has been provided with car sharing facility.
- Defensible space has been provided between parking and dwellings.
- Secure bins and bike storage have been provided.
- Proposals provide a sustainable solution to the vacant building.
- Feedback from amenity groups has been taken into account.
Mr J Norman spoke on behalf of the Ipswich Society to raise concerns on the proposals:
- Ipswich Society generally in support of conversion of the listed building.
- However, concerns over the lack of detail submitted with application.
- Revised Heritage Statement not available on the website.
- Window openings between elevation and floor plan did not match.
- Proposal contrary to policies DM8 and DM5 and NPPF.
- Bicycle storage unacceptable within basement levels.
- Car parking provision is below minimum standards.
- Amenity space is below adopted policy requirements.
Grant planning permission for the development subject to:-
A) The completion of a legal agreement under provisions of section 106 of the Town and Country Planning Act (1990) dealing with the following matters:
i) Primary school contribution (£49,788)
ii) Secondary school contribution (£22,738)
iii) Pre-school contribution (£33,192)
iv) Libraries contribution (£640)
v) Public open space contribution (£122,948)
vi) Recreational Avoidance Mitigation Strategy (£4,875.60)
vii) Affordable housing
B) Grant planning permission upon condition that (briefly):-
1. Development to be in accordance with plans.
2. Details to be submitted and approved:- External materials; Hard and soft landscaping including external surfaces; Details of ecological enhancement measures; Details of renewable and/or low carbon sources to be used; External lighting details; Details of CCTV coverage; Details of secondary acoustic glazing; Full details of the installation of a mechanical heat-recovery ventilation system (MVHR) or similar system; Full details of a proposed air-cooling system or similar system; Details of secure postal boxes; Details of security/access systems; Management details of heritage spaces.
3. Details to be submitted and approved: Detailed drawing of the proposed balconies glazing and brickwork texture panels.
4. Dwellings to meet energy and water efficiency requirements, unless demonstrated neither feasible nor viable.
5. Within one month of the first occupation of any dwelling, the occupiers of each of the dwellings shall be provided with a Residents Travel Pack (RTP). Not less than 3 months prior to the first occupation of any dwelling, the contents of the RTP shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and shall include walking, cycling and bus maps, latest relevant bus timetable information, car sharing information, personalised Travel Planning and a multi-modal travel voucher.
6. Prior to the occupation of any dwelling, details and the location of an on-site car club must be submitted to and approved in writing by the Local Planning Authority in
consultation with the Highway Authority. The cost of implementing the car club must be met by the applicant for a minimum of five years, unless agreed in writing by the Local Planning Authority.
7. Before the development is commenced details of the areas and facilities to be provided for secure covered cycle storage for both residents and visitors shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out in its entirety before the development is brought into use and shall be retained thereafter and used for no other purpose.
8. Before the development hereby permitted is occupied full details of the electric vehicle charging points and infrastructure to be installed in the development shall have been submitted to and approved in writing by the Local Planning Authority.
9. The existing access within the frontage of the application site onto St Helen's Street site shall be permanently and effectively "stopped up" in a manner which previously shall have been approved in writing by the Local Planning Authority.
10. No part of the development shall be commenced until a photographic condition survey of the highways fronting and near to the site has been submitted to and approved in writing by the Local Planning Authority.
11. A construction management strategy is to be submitted to and approved in writing by the Local Planning Authority prior to work commencing on site; this strategy is to include access arrangements for contractors and delivery vehicles (locations and times). The approved strategy is to be adhered to until completion of the development.
12. Prior to development, details of the surface water drainage strategy; and its maintenance and management to be submitted and approved.
13. Prior to the construction above damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to
and approved in writing by the Local Planning Authority. Prior to the occupation of any phase, the foul water drainage works relating to that phase must have been carried out in complete accordance with the approved scheme.
14. Prior to occupation, details of the long-term management of communal areas and refuse/recycling facilities to be submitted.
15. Submission of a Written Scheme of Investigation for archaeological works.
16. Submission of site investigation and post investigation assessment of archaeological works.
C) That the Planning and Development Operations Manager be authorised to refuse planning permission in the event that such a legal agreement has not been completed within the period of 6 months (or other time frame to be agreed), as the requirements necessary to make the development acceptable had not been secured through a s106 planning obligation contrary to policies CS17, CS12 and DM29 of the Core Strategy and Policies DPD 2017.
1. Ipswich Borough Council supports the use of automatic sprinkler systems.
2. Suffolk Constabulary comments.
3. Anglian Water comments.
Grant listed building consent upon condition that (briefly):-
1. Development to be in accordance with plans.
2. Details to be submitted and approved:- External materials; Full details of joinery/finish to new external windows and doors including secondary glazing; Full details of the installation of a mechanical heat-recovery ventilation system (MVHR) or similar system; Full details of a proposed air-cooling system or similar system; Detailed drawing of the proposed balconies glazing and brickwork texture panels; Details of link between building and council chamber; details of cleaning method of fireplace and south window in council chamber; details of repairs of stained glass; details of treatment of panelling and roof timbers in council chamber; details of nature and extent of original mechanisms in clocktower and detail of retention and operation; details of extent and treatment of paneling to be retained in court rooms and works to access to original cells; submission of a photographic survey of all main rooms and spaces; details of the re-use of door furniture, which are currently retained in one of the court rooms.
3. No development shall commence on site unless and until a schedule of works and phasing strategy for the conversion of the listed building and new extension hereby permitted has been submitted to and approved in writing.
Councillor Armitage left the meeting.