Minutes:
18.1 Item 1
Application 4494/16
Proposal Application for approval of Reserved Matters (phases 1-8), pursuant to Outline Permission ref. 1969/10 (for the development known as “SnOasis”)
Site Location GREAT BLAKENHAM – Land at Field Quarry (also known as Masons Quarry), Bramford Road, Great Blakenham, IP6 0XJ
Applicant Onslow Suffolk Ltd
18.2 The Case Officers advised that the presentation would be broken down into the separate phases of the development as detailed in the pack before Members.
18.3 The Case Officers presented the first two Phases of the development that outlined the history of the site, the previous ruling from the Secretary of State approving the application at outline, and the delivery and reasoning behind the phasing on the site.
18.4 The Case Officer and Highways Engineers present responded to Members’ questions on issues including, the access to the site for pedestrians and cyclists, the public footpath mitigation measures, and that the maximum number of car parking space on the site was 2000 spaces as defined in the outline permission.
18.5 The Case Officers responded to further questions on issues including: the ecological mitigation measures that were proposed including, water features, soil scraping and what the topsoil would be used for.
18.6 The Case Officers presented the third phase of the proposal which covered the areas of:
· The Ski Dome
· The servicing areas
· Associated parking
· Landscaping
18.7 The Case Officers responded to Members’ questions on issues including: radio and telephone interference from the proposed Ski Dome, emergency access areas; possibly for the air ambulance, the location of the proposed bobsleigh run, and that the ecological work takes place first and would then be on a rolling plan.
18.8 A short comfort break was taken between 15:32- 16:02.
18.9 The Case Officers presented the fourth phase of the development which comprised of:
· The Entertainment dome.
· Servicing areas
· Landscaping.
18.10 The Case Officers responded to Members’ questions on issues including: the Casino element as allowed under the Outline Planning Permission but a license would have to be sought separately.
18.11 The Case Officers presented the fifth phase of the development that comprised of:
· Hotel and servicing
· Apartments and servicing areas
· Retail units and servicing
· Car parking
· Landscaping
18.12 The Case Officers responded to Members’ questions on issues including: advertising regulations.
18.13 The Case Officers presented the sixth phase of the development which comprised of:
· Sports academy
· Hostels
· Car parking
· Servicing areas
· Landscaping
18.14 The Case Officers responded to Members’ questions on issues including: the number of spectators that were allowed in the speed skating spectators area.
18.15 The Case Officers presented the seventh and eighth phases of the development which comprised of:
· Ice rink and servicing
· Conference and exhibition centre
· Associated servicing
· Landscaping
· Log cabins
· Club house and associated servicing
· Landscaping
18.16 The Case Officers responded to Members’ questions on issues including: the roofing that was proposed for the log cabins.
18.17 The Case Officers and Acting Chief Planning Officer advised Members of the detail contained within the proposed Section 106 Agreement. The Acting Chief Planning Officer advised Members of one correction in the Section 106 Agreement at point 39 where it should mention the Cabinet Member for Planning. The Officers concluded that the recommendation was for approval with conditions, with the proposed Section 106 Agreement.
18.18 The Case Officers and Acting Chief Planning Officer responded to Members questions on issues including: that the railway station had been removed from the new section 106 agreement and replaced with payments, that the proposed section 106 agreement had been updated for modern standards, the proposed changed to the public art payments, and that a new traffic survey was undertaken.
18.19 Members considered the representation from Steven Plume of Great Blakenham Parish Council, who spoke against the application.
18.20 Members considered the representation from Wallace Binder of Little Blakenham Parish Council, who spoke against the application.
18.21 Councillor Roy Barker declared a non-pecuniary interest as he knew Mr Wallace Binder in a personal capacity.
18.22 Members considered the representation from Keven Thomas of Baylham Parish Meeting, who spoke against the application.
18.23 The Acting Chief Planning Officer advised Members that the question of escalation regarding monitoring of the activities on site and associated conditions was detailed on p76 of the report with the external reference group.
18.24 Members considered the representation from Nick Cooper of Nettlestead Parish Council, who spoke against the application.
18.25 In response to the Parish Councils comments regarding lighting the Case Officers advised Members that any lighting details could be treated with a condition in the recommendation if Members were minded to approve the application.
18.26 Members considered the representation from John Whitehead of Claydon and Whitton Parish Council.
18.27 Members considered the representations from David Strickland who spoke as an Objector and Steven Plume who represented the SnOasis Parish Alliance (SPA) and spoke as an Objector.
18.28 Members considered the representation from Lenny Paul who spoke as a Supporter.
18.29 The Supporter responded to Members’ questions on issues including: his career and Olympic training venues compared to the proposal.
18.30 Members considered the representation from Phil Bell who spoke as the Agent on behalf of the Applicant.
18.31 The Applicants and Agents responded to Members’ questions on issues including: the economic benefits of the proposal, the engagement with the local community, the possibility of emergency access provisions being included within the proposal, the proposed entrance and access to the site and the ecological works that were to be undertaken.
18.32 Councillor Lavinia Hadingham left the meeting at 18:00.
18.33 Members considered the representation from Councillor John Field, Ward Member.
18.34 Members considered the representation from Councillor Anne Killett, Ward Member.
18.35 A short comfort break was taken between 18:30 and 18:38.
18.36 Members debated the application on the issues including: the economic benefits of the proposal, the distance from sustainable transport and the associated 5 year plan, the importance of the external reference group.
18.37 Councillor Roy Barker proposed that the application be approved as detailed in the updated officer recommendation and tabled papers with the addition that:
· The External reference group included the relevant Ward Members after the after the next election taking into account the Boundary Review.
· That Members of the External Reference Group were included in the engagement with the discharge of conditions.
18.38 Councillor Kathie Guthrie seconded the motion.
18.39 Members continued to debate the application on the issues including: the destination point for the railway passengers, the notable architecture that would be added to the landscape.
18.40 By 11 to 3
18.41 RESOLVED
That Members resolve to approve the following:
(1) That authority be delegated to the Acting Chief Planning Officer to grant approval of the reserved matters applications under reference 4494/16 [Phases 1 – 8], subject to the prior completion of a Legal Agreement pursuant to s106 of the Town and Country Planning Act 1990, or accepted Undertaking, to secure obligations including those listed at Appendix C to this Report and related terms to their satisfaction.
(2) And that such approvals be subject to planning conditions, to the satisfaction of the Acting Chief Planning Officer, including:
· Approved Drawings and Documents;
· Construction Environmental Management Plan (“CEMP”);
· Construction Logistics Plan;
· Archaeology;
· Great Crested Newts (“GCN”) Licence;
· Badgers Licence;
· Biodiversity CEMP for GCN;
· CEMP for other Species/Additional Biodiversity CEMP;
· Drainage Details;
· Drainage Systems Details;
· Construction/Servicing Vehicle Management Plans;
· Details of Coach, Car, and Cycle Parking;
· Biosecurity Protocol/Plans;
· External Finishing Details inc. Sample Materials;
· ‘Secured by Design’ Details;
· Refuse/Recycling Details;
· Bird Management Plan;
· Further Hard/Soft Landscaping Details (inc. Perimeter Fencing);
· Delivery and Servicing Plan;
· Waste Management Strategy;
· Operational Strategy/Management Plan;
· Lighting Design Scheme (amenity/ecology/dark skies);
· Landscape and Ecological Management Plan (25 Years);
· Landscape Management Plan;
· Biodiversity Monitoring Strategy;
· Emergency Access Details;
· Construction Hours;
· Energy and Sustainability Details;
· Approved Landscaping Details: Planting and Aftercare;
· Piling Controls;
· Geological Management and Monitoring Plan;
· Ski Dome Elliptical Aperture Treatment (Light/Amenity);
· As further recommended by the Local Highway Authority, including:
i. Construction of Toucan Crossing;
ii. ii. Construction of Vehicular Access from Roundabout;
iii. iii. Site Access Roundabout;
iv. iv. Surface Water Drainage;
v. v. Tourism Signage Details;
vi. vi. B1113 Pedestrian Crossing Improvements;
vii. vii. Stowmarket Station Improvement Works;
viii. viii. Travel Plans;
ix. ix. Cycleway Improvements.
(3) That, in the event of the Legal Agreement or Undertaking referred to in Resolution (1) above not being secured or accepted to the satisfaction of the Acting Chief Planning Officer within six months, they return the applications under reference 4494/16 to Members for further consideration.
Additional Conditions:
· The External reference group included the relevant Ward Members after the after the next election taking into account the Boundary Review.
· That Members of the External Reference Group were included in the engagement with the discharge of conditions.
· As detailed in the tabled Papers – Highways Response dated 8/3/2019
· That in the proposed Section 106 Agreement at point 39 it it is amended to mention the Cabinet Member for Planning
Supporting documents: