15/01041/OUT - North Westgate Development Area, Westgate, Peteborough
- Meeting of Planning and Environmental Protection Committee, Tuesday 29th September, 2015 1.30 pm (Item 7.)
The outline planning application was for a mixed use scheme at North Westgate Development Area, Westgate, to include a cinema (D2), restaurants and cafes (A3), retail units (A1, A2), a food hall (A1, A3, A4, A5), office space (B1a), a hotel (C1), community and health care facilities (D1), residential (C3), together with associated parking, vehicular access, servicing arrangements, public realm works and landscaping. The demolition of all buildings, excluding Westgate Church, the Brewery Tap, 16-18 (in part), 30-36 Lincoln Road and Lincoln Court.
It was officer’s recommendation that planning permission be granted, subject to the conditions set out in the report. The Principal Development Management Officer provided an overview of the application and highlighted a number of key issues within the report and briefing update.
Councillor Jamil, Ward Councillors, addressed the Committee and responded to questions from Members. In summary the key points highlighted included:
· Councillor Jamil endorsed the officer recommendation.
· It was believed that the proposals outlined represented a magnificent, mixed use development scheme.
· The additional pedestrian areas proposed and cycle routes around the site would be an excellent addition to the Peterborough area.
Richard Astle, Athene Communications, David Shaw, David Shaw Planning, and David Turnock, Peterborough Civic Society, addressed the Committee in support of the recommendation and responded to questions from Members. In summary the key points highlighted included:
· The proposal would regenerate a difficult area of the city and introduce new areas of public realm.
· Aspects of the development would include a food hall, house community groups, environmental features, offices and apartments.
· The development would create jobs and income for the Council.
· The proposals were policy compliant and deliverable.
· There was already commercial interest in the site and a cinema provider was involved.
· It was noted that without the inclusion of the cinema, the proposal would not proceed any further and development would have to wait.
· David Turnock advised that the proposed conditions were sufficient to address any previous concerns the Civic Society had.
The Committee discussed the application and were impressed with the proposals presented to them. It was considered that the applicant should focus their attention on the parts of the proposal site that were not within their ownership. The Committee believed there were a number of aspects to the proposals which would ensure the site was viable, and advised that the Council would work with the applicant to help the development come to fruition.
A motion was proposed and seconded to agree that permission be granted, as per officer recommendation. The motion was carried unanimously.
RESOLVED: (unanimous) that planning permission is GRANTED subject to the conditions set out in the report.
Reasons for the decision
Subject to the imposition of the attached conditions, the proposal was acceptable having been assessed in light of all material considerations, including weighing against relevant policies of the development plan and specifically:
· The principle of the mixed used retail, housing, office, leisure etc. uses were considered to be acceptable on this city centre site. This was in accordance with Policy CC3 of the City Centre DPD and Policy CS4 of the Core Strategy;
· the masterplan principles identified, and maximum and minimum limits of deviation shown in the Parameter plans were considered to be acceptable, to form the basis of any future reserved matters applications;
· The proposed access arrangements, parking and traffic impacts were considered to be acceptable. There were no highway safety concerns with the development proposed. The development was therefore considered to be in accordance with Policy PP12 of the Planning Policies DPD;
· The proposed development would not result in substantial harm to the character and appearance or setting of any listed or locally listed buildings and would preserve the character and appearance of this adjacent City Centre Conservation Area. The limited harm arising was outweighed by the economic, social and environmental benefits of the scheme. This was in accordance with Policies CS17 of the Core Strategy and Policy PP17 of the Planning Policies DPD; and
· Issues of impact on trees, ecology, archaeology, contamination and flood risk had all been considered and had not been found to be such that the development was inappropriate. The limited impacts could be mitigated by the use of planning conditions. The development was therefore considered to be in accordance with Policies PP16, PP17, and PP20 of the Planning Policies DPD and Policies CS17, CS21 and CS22 of the Core Strategy.