Decision details

It was noted that Members had visited the site on the previous day.

The following spoke under the public participation at meetings scheme:

·         Cllr C Farrell, High Peak Borough Council Ward Councillor, regarding traffic concerns

·         Mr D Meakin, Objector

·         Mr J Williams, Agent

In response to a statement made by one of the speakers, the Chair stated that this was a major application and could not be a decision delegated to officers.

Although Members expressed some concerns about the travel plan and light pollution the recommendation for approval was moved and seconded.

It was noted that condition 13 of the recommendation was for submission of a lighting scheme and it was agreed to amend the condition to state the hours when there should be no permanent external illumination whilst recognising that the detailed scheme would provide for sensor controlled, time limited lighting that would be required during those hours.

The recommendation for approval subject to a S106 agreement covering highway requirements and conditions as set out in the report with the amended condition 13 was put to the vote and carried.

RESOLVED:

That the application be APPROVED subject to the following:

A.   The prior entry into a Section 106 agreement covering highway requirements for i) the funding of the 40mph highway speed limit extension and the monitoring of the Travel Plan. ii) The submission of a scheme for the provision of a pedestrian refuge/safe crossing point for bus passengers (including revised kerbing and tactile paving/precise bus stop location) on Hope Road outside but adjacent to the site, and

B.   The following planning conditions:

1.    Commence development within 3 years.

2.    Carry out in accordance with specified amended plans and supporting information. 

3.    Define and limit approved use to be as an Hotel (Class C1) with ancillary restaurant and bar open to non-residents (Class A3/4) with function capability only and for no other purpose within use Class C1.

4.    No development shall take place including any works of demolition until a construction management plan or construction method statement has been submitted to and been approved in writing by the Local Planning Authority.  The approved plan/statement shall be adhered to throughout the construction period. The statement shall provide for:

• Parking of vehicles of site operatives and visitors

• Routes for construction traffic, including abnormal loads/cranes etc.

• Hours of operation 

• Method of prevention of debris being carried onto highway

• pedestrian and cyclist protection

• Proposed temporary traffic restrictions

• Arrangements for turning vehicles

5.    The premises the subject of the application shall not be taken into use until the existing accesses to Hope Road A6187 have been modified in accordance with the application drawings, laid out, constructed and provided with 2.4m x 145m (to the west) and 2.4m x 122m (to the east) visibility splays in accordance with Drawing no 1707404c, the area in advance of the sightlines being maintained clear of any object greater than 1m in height (0.6m in the case of vegetation) relative to the adjoining nearside carriageway channel level. 

6.    The premises the subject of the application shall not be taken into use until a scheme for the provision of a safe crossing point and improved public transport facilities has been fully implemented on site, in accordance with a scheme first submitted to, and approved in writing by the Local Planning Authority in consultation with the Highway Authority.

7.    Notwithstanding the submitted plans an amended car parking layout for the parking of 84 vehicles shall be submitted for written approval. Once agreed the premises the subject of the application shall not be taken into use until space has been laid out within the site in accordance with drawing No 1707405A for vehicles to be parked and for the loading and unloading of vehicles and for vehicles to turn so that they may enter and leave the site in forward gear. 

8.    The premises the subject of the application shall not be occupied until the cycle parking facilities shown on the approved drawing No PA-PL-005 Rev B have been implemented and made available for use. The cycle parking facilities shall thereafter be retained for use by the occupants of, and visitors to, the development at all times.

9.    There shall be no gates or other barriers within 10m of the nearside highway boundary and any gates shall open inwards only, unless otherwise agreed in writing by the Local Planning Authority. 

10.  The Approved Travel Plan shall be implemented in accordance with the timescales specified therein, to include those parts identified as being implemented prior to occupation and following occupation, unless alternative timescales are agreed in writing with the Local Planning Authority. The Approved Travel Plan shall be monitored and reviewed in accordance with the agreed Travel Plan targets.

11.  Submit and agree details of the proposed signage for the internal one way system. 

12.  Submit for written agreement full details of the landscaping scheme comprising both hard and soft external works together with implementation timetable. Scheme to provide for additional planting to the rear boundaries of the car park and for a hedge backing the frontage stone walling.  Thereafter complete and maintain in full accordance with approved scheme. 

13.  Submit for written agreement full details of an amended external lighting scheme which omits tall lighting poles and thereafter complete in full accordance with agreed scheme, to include no external lighting between the hours of midnight and 5am. 

14.  East facing gable end to be clad with natural gritstone. 

15.  Agreement over sample panels of stone, render, external paving, grasscrete and roofing materials. 

16.  Agreement over door and window details/finishes. 

17.  Specify minor detailed design matters e.g. Rain water goods, other joinery details. 

18.  Carry out the development in full accordance with the recommendations set out in the submitted Final Ecology Report ref 9537_R_APPR_20117.  

19.  No development shall take place until a detailed design and associated management and maintenance plan of surface water drainage for the site (in accordance with the principles outlined within DEFRA Non-statutory Technical Standards for sustainable drainage systems (March 2015)), have been submitted to and approved in writing by the Authority. The approved drainage system shall be implemented in accordance with the approved detailed design prior to the use of the building commencing. 

20.  Suggested conditions awaited from DCC as Local Lead Flood Authority on the assessment to demonstrate that the proposed destination for surface water accords with the hierarchy in paragraph 80 of the planning practice guidance. 

21.  The development hereby permitted shall not commence until drainage plans for the disposal of surface water and foul sewage have been submitted to and approved by The Local Planning Authority. The scheme shall be implemented in accordance with the approved details before the development is first brought into use.’ 

22.  No development shall take place until a Written Scheme of Investigation for a scheme of archaeological monitoring and recording has been submitted to and approved by the local planning authority in writing.

23.  Submit and agree in writing a detailed scheme of environmental management of the building and site with specific measures to meet the aims of PDNPA Climate change policy together with an implementation programme.  Provision shall be made for the cabling to the proposed 2 EV charging spaces to be extended to 2 more spaces in readiness to accommodate a potential upgrade of those spaces to EV Charging spaces should demand require. Once agreed carry out in full accordance with approved scheme. 

24.  Submit and agree precise details of an acoustic fence along the boundary of the car parking with the neighbouring residential garden together. Thereafter install in accordance with agreed details and maintain.