W/13/02538/PN Outline Raven Hotel, St Andrews Street, Droitwich Spa, WR9 8DY

Application Type: Outline

Parish: Droitwich

Ward: Droitwich East

Application Received: 11 December 2013

Statutory Start Date: 18 December 2013

Consultation Period From: 23 December 2013

Consultation Period End: 12 September 2014

Decision Date: 15 October 2015

Case Officer: David Addison

Status: Decided

Decision: Approved - Planning application

This decision is subject to the following conditions:

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason - In accordance with the requirements of Section 91 (1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
No development shall take place until a timetable / programme of works for the site (as a whole) has been submitted to and approved in writing by the local planning authority. The timetable / programme shall include a trigger point in which works are to begin on the listed building.

Development shall be carried out in accordance with the approved details.

Reason - To ensure the conservation of the heritage asset and ensure that a viable use is provided in the building. The conservation of the heritage asset will also lead to wider public benefits. This is in accordance with the adopted Local Plan saved policies ENV12, ENV13 & ENV14 as well as guidance contained in paragraphs 126, 131, 132 & 140 of the National Planning Policy Framework.
Prior to any building works to the Listed Building being first commenced, a building survey in order to ascertain the historic/archaeological or architectural significance of any elements within the currently closed area at ground floor level (due to asbestos) of the listed building shall be carried out, and a report highlighting any findings shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural interest of the building is properly maintained, in accordance with Policy ENV13 of the Adopted Wychavon District Local Plan (June 2006).
No part of the Listed Building consented for demolition under W/13/02539/LB shall be removed until a Programme of Historic Building recording and interpretation, has been submitted to and approved by the local planning authority in writing. This shall include the programme and methodology of recording, provision for the publication and dissemination of such recording, and for archive deposition of the recording.

Development shall be carried out in accordance with the approved details.

Reason: To ensure that any special historic and architectural interest of the elements of the building to be lost is properly recorded, in accordance with paragraph 141 of the NPPF.
Prior to any building works to the Listed Building being first commenced, details of the proposed rear wall (to the timber-framed historic element) to be re-instated, together with its constituent materials and finishes, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural interest of the building is properly maintained, in accordance with Policy ENV13 of the adopted Wychavon District Local Plan (June 2006).
Prior to any building works to the Listed Building being first commenced, detailed drawings of the proposed window(s) and / or glazed doors showing design, sections through glazing bars and/or mullions, method of opening, finish and depth of external reveal, relating to the Listed Building, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural interest of the building is properly maintained and to ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced.This is in accordance with Policies ENV12 and ENV13 of the adopted Wychavon District Local Plan (June 2006).
Prior to any building works to the Listed Building being first commenced, a precise specification of the proposed tiles to be used, a sample of at least four tiles to provide a representative range of the colour and texture of the tile, together with any ridge details and details of methods of lead flashings, relating to the Listed Building, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural interest of the building is properly maintained and to ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced.This is in accordance with Policies ENV12 and ENV13 of the adopted Wychavon District Local Plan (June 2006).
Prior to any building works to the Listed Building being first commenced, the historic stained glass currently present on the main staircase landing to first floor shall be carefully removed and stored, and this shall be notified in writing to the Local Planning Authority.

Reason - To ensure the special historic and architectural interest of the building is properly maintained, in accordance with Policy ENV13 of the Adopted Wychavon District Local Plan (June 2006).
Prior to any building works being first commenced, details of the proposed new walls facing St Andrews Road and St Andrews Street, together with its constituent materials and finishes, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced, in accordance with Policy ENV12 of the Wychavon District Local Plan (June 2006).
Prior to any building works to the new residential dwellings being first commenced, a precise specification of the proposed brick to be used, a sample of at least four bricks to provide a representative range of the colour and texture of the brick, together with a specification of the proposed mortar mix, pointing profile and finish, jointing width and bond of the brickwork, shall be submitted to and approved in writing by the Local Planning Authority. Details of the methods of spanning structural openings, band, string or dentil courses, parapets and copings, cills, and corbelling to chimney cappings shall be approved in the same manner.

Reason: To ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced, in accordance with Policy ENV12 of the Wychavon District Local Plan (June 2006).
Prior to any building works to the new residential dwellings being first commenced, details of a precise specification of the proposed materials for the landscaping of the site (including roads, paths, parking areas and other hard surfaces) shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced, in accordance with Policy ENV12 of the adopted Wychavon District Local Plan (June 2006).
No development to the new residential dwellings shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of boundary treatment to be erected.

Development shall be carried out in accordance with the approved details.

Reason - In order to ensure that there is an acceptable form of screening with adjacent properties and to preserve the surrounding heritage assets. This is in accordance with adopted Local Plan saved policies GD2 and ENV12, ENV13 & ENV14.
No part of the development associated with the new residential dwellings shall be commenced until full details of soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. The details submitted must include:

i) a plan(s) showing details of all existing trees and hedges on the application site. The plan should include, for each tree/hedge, the accurate position, canopy spread and species, together with an indication of any proposals for felling/pruning and any proposed changes in ground level, or other works to be carried out, within the canopy spread. ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting and grass areas. iii) a schedule of proposed planting - indicating species, sizes at time of planting and numbers/densities of plants. iv) a written specification outlining cultivation and other operations associated with plant and grass establishment. v) a schedule of maintenance, including watering and the control of competitive weed growth, for a minimum period of five years from first planting.

All planting and seeding/turfing shall be carried out in accordance with the approved details in the first planting and seeding/turfing seasons following the completion or first occupation/use of the development, whichever is the sooner.

Any trees or plants which, within a period of five years from the completion of the planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.

Reason - To protect and enhance the visual amenities of the area and to ensure the satisfactory development of the site - in accordance with Policies GD2, ENV1, ENV12 and ENV14 of the Wychavon District Local Plan (June 2006).
All existing trees and hedges on site, or branches from trees on adjacent land that overhang the site, unless indicated on the approved plan(s) to be removed, shall be retained and shall not be felled or pruned or otherwise removed within a period of five years from the completion of the development without the previous written consent of the Local Planning Authority.

Temporary fencing for the protection of all retained trees/hedges on site during development shall be erected, to a minimum height of 1.2 metres, below the outermost limit of the branch spread, or at a distance equal to half the height of the tree, whichever is the further from the tree.

Such fencing should be erected in accordance with BS 5837:2005, before any materials or machinery are brought onto site and before any demolition or development, including erection of site huts, is commenced.

This protective fencing shall be maintained on site until the completion of development, and nothing should be stored or placed, nor shall any ground levels be altered, within the fenced area without the previous written consent of the Local Planning Authority.

There shall be no burning of any material within 10 metres of the extent of the canopy of any retained tree/hedge.

If any retained tree/hedge is removed, uprooted or destroyed or dies, replacement planting shall be carried out in the first available planting season of such species, sizes and numbers and in positions on site as may be specified by the Local Planning Authority.

Reason - To protect and enhance the visual amenities of the area and to ensure the satisfactory development of the site - in accordance with Policies GD2, ENV1, ENV12 and ENV14 of the Wychavon District Local Plan (June 2006).
No resdiential dwellings hereby permitted shall be occupied until surface water drainage works have been implemented in accordance with details that have been submitted to and approved in writing by the local planning authority. Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system and the results of the assessment provided to the local planning authority. The scheme shall be implemented (prior to the occupation of any dwellings) and thereafter managed and maintained in accordance with the approved details. Those details shall include:

1. provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; 2. include a timetable for its implementation; and 3. provide a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

Details shall also be provided on how the development will utilise the re-use of water.

Development shall be carried out in accordance with the approved details.

Reason - To ensure the proposed development does not exacerbate flood risk and deals with surface water run-off from the site in a sustainable manner, in accordance with policy ENV19 of the Wychavon District Local Plan (adopted June 2006) and the provisions of the Council's Water Management Supplementary Planning Document (October 2009).
Demolition, clearance or construction work and deliveries to and from the site in connection with the development hereby approved shall only take place between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and 13.00hrs on a Saturday. There shall be no demolition, clearance or construction work or deliveries to and from the site on Sundays or Bank Holidays.

Reason - To preserve the amenities of the locality. This is in accordance with saved Local Plan Policy GD2.
A Construction Environmental Management Plan for works to the Listed Building shall be submitted to and approved in writing by the local planning authority prior to commencement of development. This shall include the following:-

a. Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;

b. Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);

The measures set out in the approved Plan shall be carried out in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved by in writing by the local planning authority.

Reason - To protect the amenities of nearby properties during the construction of the development and to protect the natural and water environment from pollution. This is in accordance with the adopted Local Plan saved Policy GD2.
The development hereby permitted shall not be occupied until the access, turning area and parking facilities shown on the approved plan have been properly consolidated, surfaced, drained and otherwise constructed in accordance with details to be submitted and approved in writing to the Local Planning Authority and these areas shall thereafter be retained and kept available for those users at all times.

Reason: In the interests of Highway safety and to ensure the free flow of traffic using the adjoining Highway.
A) No development shall take place until a programme of archaeological work, including a Written Scheme of Investigation, has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions; and:

1. The programme and methodology of site investigation and recording. 2. The programme for post investigation assessment. 3. Provision to be made for analysis of the site investigation and recording. 4. Provision to be made for publication and dissemination of the analysis and records of the site investigation 5. Provision to be made for archive deposition of the analysis and records of the site investigation 6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation. B) No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition (A). C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Reason: In accordance with the requirements of paragraph 141 of the National Planning Policy Framework.
Notwithstanding the information submitted with the application, no development relating to the new dwellings shall take place until the following details have been submitted to and approved in writing by the local planning authority:

i) details on if/how renewable energy measures are to be incorporated into the proposed development; ii) details of measures to conserve and recycle water to be incorporated into the proposed development; iii) details of energy efficiency measures to be incorporated into the proposed development; and iv) details of construction materials to be used in the proposed development with the aim of minimising the use of primary non-sustainable materials.

The approved measures shall be implemented and incorporated into the approved development in line with an implementation timetable to be submitted and approved in writing by the local planning authority prior to the commencement of development.

Reason - To ensure the prudent use of natural resources. This is in accordance with the provisions of the Framework.
None of the dwellings hereby approved shall be occupied until adequate bin and cycle storage has been provided in their respective private gardens.

Reason - To ensure that the site has adequate facilities for refuse and cycle storage. This is in accordance with guidance contained in the Residential Design Guide SPD.
Bird nesting boxes suitable for species such as house sparrows and swifts shall be provided on the site and thereafter maintained in accordance with details which shall have first been submitted to and approved in writing by the Local Planning Authority.

Reason - to provide appropriate habitat enhancement for protected species in accordance with paragraph 118 of the NPPF.
The outside seating area associated with the restuarant / pub use shall be closed to the public from the periods of 9pm to 10am everyday.

Reason: To ensure that the amenities of the surrounding properties. This is in accordance with the adopted Local Plan saved Policy GD2.
The development hereby permitted shall be carried out in accordance with the following approved plans:

Drawing No. -

Existing Cellar and Ground Floor Plan 6645/S10 Existing First and Second Floor Plan 6645/S11 Existing Elevations 6645/S12 Existing Sections 6645/S14 Ground Floor Phasing Plan 6645-H.01 First and Second Floor Phasing Plans 6645-H.02 Ground Floor Significance Plan 6645-H.03 First and Second Floor Significance Plans 6645-H.04 Significance Elevations 6645-H.05 Ground Floor Plan as proposed 6645/50 First and Second Floor Plan as proposed 6645/51 Roof Plan as proposed 6645/52 Elevations and Sections as proposed 6645/53 Section through proposed new build 6645/54 Section B-B looking north 6645/55 Section B-B looking south 6645/56 Section C-C looking north 6645/57 Section C-C looking south 6645/58 Section D-D looking north 6645/59 Section F-F and G-G 6645/60 PL001G Proposed Site Layout PL005A Proposed (Maintained) service Area to Existing Retail Units PL010F Site Sections 1 PL011E Site Sections 2 PL012F Site Sections 3 PL013G Birds Eye View PL017H Site Views PL018G Site Views PL020D Apartment Block 1 PL021D Apartment Block 2 PL022E Apartment Block 3 including No.8 St Andrews Street PL023D Apartment Block 4 PL024D Apartment Block 5 PL025D Apartment Block 6 PL026B Apartment Block 1 Perspective Images PL029F House Type A PL030D House Type A End PL031D House Type B2 PL034D House Type D PL035C House Type D End PL036G House Type C1 (Main Terrace) PL037D House Type C1 End PL038C House Type B2 PL040G Site Perimeter Views 1 PL041E Site Perimeter Views 2 PL045 Existing Site Plan PL046 Existing Site Analysis PL047 Existing Site Services PL048 Site Location Plan PL050 Reference images PL051A Proposed Views to St Andrew's Street and Road PL052 View looking South up St. Andrew's Street PL053 View looking North East up St. Andrew's Street PL054 View looking East up St. Andrew's Road PL055 View looking North West up St. Andrew's Road PL060 Apartment Block 2 (Red Brick Variant) PL061 House Type C2 (South End Gable) PL062A House Type C1R PL063A House Type C1R End PL064A House Type C2 PL065A House Type C3 R End PL066 House Type D R PL067 House Type D R End PL068A Site Sections 4

Reason - To define the permission.
Notwithstanding the plans submitted, details shall be submitted showing exposed brick material detailing on the end elevation facing towards St Andrews Road of the pub/restaurant hereby approved. These details are subject to approval in writing by the local planning authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural interest of the building is properly maintained, in accordance with Policy ENV13 of the Adopted Wychavon District Local Plan (June 2006).
Prior to any building works to the new residential dwellings being first commenced, detailed drawings of the proposed window(s) and / or glazed doors showing design, sections through glazing bars and/or mullions, method of opening, finish and depth of external reveal, relating to the new dwellings, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural setting of the building is properly maintained and to ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced.This is in accordance with Policies ENV12 and ENV14 of the adopted Wychavon District Local Plan (June 2006).
Prior to any building works to the new residential dwellings being first commenced, a precise specification of the proposed tiles to be used, a sample of at least four tiles to provide a representative range of the colour and texture of the tile, together with any ridge details and details of methods of lead flashings, relating to the new residential dwellings, shall be submitted to and approved in writing by the Local Planning Authority.

Development shall be carried out in accordance with the approved details.

Reason: To ensure the special historic and architectural setting of the building is properly maintained and to ensure the historic and architectural character and appearance of the conservation area is properly preserved or enhanced.This is in accordance with Policies ENV12 and ENV14 of the adopted Wychavon District Local Plan (June 2006).
Prior to any building works for the extension to the Listed Building being first commenced, a precise specification of the proposed brick to be used, a sample of at least four bricks to provide a representative range of the colour and texture of the brick, together with a specification of the proposed mortar mix, pointing profile and finish, jointing width and bond of the brickwork, shall be submitted to and approved in writing by the Local Planning Authority. Details of the methods of spanning structural openings, band, string or dentil courses, parapets and copings, cills, and corbelling to chimney cappings shall be approved in the same manner.

Reason - To ensure the special historic and architectural interest of the building is properly maintained and the historic and architectural character and appearance of the conservation area is properly preserved or enhanced, in accordance with Policy ENV12 and ENV13 of the Wychavon District Local Plan (June 2006).
A Construction Environmental Management Plan for development of the new residential dwellings shall be submitted to and approved in writing by the local planning authority prior to commencement of development. This shall include the following:-

a. Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on the public highway;

b. Details of site operative parking areas, material storage areas and the location of site operatives facilities (offices, toilets etc);

The measures set out in the approved Plan shall be carried out in full during the construction of the development hereby approved. Site operatives' parking, material storage and the positioning of operatives' facilities shall only take place on the site in locations approved by in writing by the local planning authority.

Reason - To protect the amenities of nearby properties during the construction of the development and to protect the natural and water environment from pollution. This is in accordance with the adopted Local Plan saved Policy GD2.

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