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DEVELOPMENT CONTROL COMMITTEE 10 OCTOBER 2007

DIRECTORATE OF COMMUNITY AND ENVIRONMENT

PLANNING REPORT NO.PLN:0745SECTION C

The information, recommendations and advice contained in this report are correct as at the date of preparation, which is more than two weeks in advance of the Committee meeting. Because of these time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comment. Any changes or necessary updates to the report will be made orally at the Committee meeting.

APPLICATION NO. 07/00591/REM DATE REGISTERED 9 August 2007 EXPIRY OF CONSULTATIONS

7 September 2007

PROPOSAL RESERVED MATTERS: Erection of 4 four-storey office buildings, a multi-storey car park (548 spaces), a single storey building for A3 purposes with associated surface car parking, access and landscaping pursuant to outline planning permission 99/00744/OUT

LOCATION Farnborough Business Park (Area D) Farnborough WARD Knellwood APPLICANT Farnborough Business Park Limited AGENT Montagu Evans RECOMMENDATION Subject to the resolution of the outstanding flood risk issues the

Head of Planning Services in consultation with the Chairman, be authorised to GRANT planning permission subject to the conditions and informative set out below.

DESCRIPTION This rectangular site (2.73 hectares) is located on the east side of Pinehurst Road, to the north of its junction with O'Gorman Avenue. The site is part of IQ Farnborough (IQF formerly Farnborough Business Park). It contains areas of grassland and hardsurfacing formerly used as car parking and access roads and a landscaped area to the north and east. A small number of temporary buildings are located on the eastern side of the site There is a difference in levels within the site. The eastern boundary with Pinehurst Cottages is about 1.4m higher than the western boundary with Pinehurst Road over a distance of 200m. The northern boundary adjacent to the De Vere hotel site is slightly higher (generally around 0.5m) than the southern boundary with O'Gorman Avenue. On the Pinehurst Road frontage there is a cycleway/footpath which provides links into the business park, town centre and railway station. There is a bus stop to the north of the site. IQ Farnborough have initiated a demand responsive bus service which offers free connections to rail services at peak times and a flexible service to a variety of town centre locations at other times of day depending on user requirements.

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IQ Farnborough has an area of just under 51 hectares with vehicular access from Elles Road (A327) via the Meadowgate roundabout or Meudon Avenue via the Sulzers roundabout. The Southern Access Road, which will provide vehicular access into the park from the Queens roundabout, Government House Road is currently under construction and is to be completed by summer 2008. Beyond the business park is Farnborough Airport. To the east there is a tree/landscaped area (which is within the control of IQF) and the terraced properties of Pinehurst Cottages. Pinehurst Cottages flank the application site on a north/south orientation and have access from Pinehurst Avenue. To the north there is the development site for a Village hotel which was granted planning permission in September this year, 07/00309/FUL. To the south is the Square incorporating the Historic Core and buildings 250 and Q134 known as The Hub. In November 2000, outline planning permission, 99/00744/OUT, was granted for the redevelopment of the former Royal Aircraft Establishment factory site and G1 area to provide up to 155,350 sqm of B1 floorspace with up to 6000 sqm of associated development for subsidiary uses within Classes A1 (retail), A3 (food and drink), D1 (non residential institutions) and D2 (assembly and leisure) with associated car parking, landscaping, access roads and new junction with Elles Road. Permission was also granted for the construction of the southern access road. This permission was subject to a legal agreement which, amongst other matters, required the provision of the southern access road when half the permitted floorspace had been constructed and occupied (this level of construction/occupation has not yet been achieved) and the submission of a green transport plan. An indicative master plan was submitted with this outline application which subdivided the business park into areas designated zones A-H. The application site is within part of zone D. Reserved matters applications have been approved, implemented and completed for B1 development with associated car parking at 1 Meadow Gate (4146 sqm) and 25 Templar Avenue. Planning permission has been granted, implemented and completed for works to the Historic Core, and associated development. In June 2001 variation of condition 4(h) attached to 99/00744/OUT was approved which permitted a variation in the maximum parking provision to 1 space per 30 sq m of gross floor area, 01/00273/FUL. In June 2006 a variation of condtion 2 attached to 99/00744/OUT was approved which extended the time limit for the submission of reserved matters until 17 November 2017, 06/00362/FUL. In 2007 planning permissions have been granted for the erection of a car showroom on zone F and residential refurbishment/redevelopment of zones G and H, (05/00817/FUL and 06/00633/FUL respectively). Both these permissions were subject to legal agreements which sought to expedite the construction of the southern access road. The car showroom is almost complete. Planning permission was granted in May 2007 for a revision to the route of the southern access road which is now under construction. This proposal seeks approval of siting, design, external appearance, access and landscaping in respect of the erection of 4 four storey B1 office buildings, (to be known as buildings Q110, Q130, Q140 and Q150), a single storey café pavilion building with associated external

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seating area, a part 5 part 6 storey car park, surface car parking, cycle and motorcycle parking and ancillary electricity substations. The floor areas proposed are 23,047 sq m of B1 floorspace (Q110, 4032 sq m, Q130, 4692 sq m, Q140, 8314 sq m and Q150, 6009 sq m) with the café pavilion having a floor area of 223 sq m and three substations resulting in a total floor area of 23,702 sq m. 768 car parking spaces (548 in the multi storey car park and 219 surface spaces of which 38 are proposed for disabled use), 204 cycle spaces (154 long stay, 50 short stay) and 22 motor cycle spaces are also proposed. Two access points are proposed onto Pinehurst Road on either side of the landscaped courtyard with an access point between buildings Q140 and Q150 onto O'Gorman Avenue. Pedestrian access is proposed through the hotel site to the north. The existing pedestrian and cycle ways along the site boundaries with Pinehurst Road and O'Gorman Avenue will be retained, although modified to reflect the revised access arrangements. All the proposed office buildings will be the same four storey height at approximately 17.2m to parapet level. The café pavilion is 3.7m high. The car park building stands at approximately 17m to the top of the stair/lift towers. Three of the office buildings surround a landscaped courtyard on the western half of the site with the café pavilion centrally located between the buildings identified as Q110 and Q130 which are proposed to the north of the site and Q140 which is proposed to the south. The multi storey car park, the largest single area of surface car parking and building Q150 would be on the eastern half of the site. Buildings Q140 and Q150 will have a linear frontage with O'Gorman Avenue. Building Q110 has a linear frontage with Pinehurst Road with building Q130 sited between building Q110 and the multi storey car park. Buildings 110, 130 and 140 have their main entrances facing the landscaped courtyard. Building 150 has its main entrance on O'Gorman Avenue. Additional car and cycle parking would surround all the buildings. The buildings are all of contemporary design with flat roofs. The office buildings are characterised by masonry cladding panels in a variety of widths giving vertical emphasis to the full height of the buildings. Set within these masonry panels, glazed curtain walling is proposed with horizontal and vertical detailing. External stairs project beyond each of the buildings which will be clad in silver anodised aluminium panels (flank walls) or galvanised steel grilles (return walls). The south elevations of the buildings will have a horizontal brise soleil structure projecting out at ceiling level. The car park will be constructed of concrete. The café pavilion will be constructed of glazed curtain walling and metal cladding/louvres. Lift and staircase accesses are provided to all levels within the building to include appropriate disabled access. The application is accompanied by an Arboricultural Survey and development report. 17 trees are shown to be removed as a direct consequence of the proposed development, 6 on the Pinehurst Road frontage with the remainder being within the landscaped area on the eastern side of the site. The proposal includes a comprehensive landscaping scheme for the site including the planting of replacement trees/shrubs together with additional tree and shrub within the site. CONSULTEES RESPONSES Rushmoor Access Officer has made various comments on the application which have

been forwarded to the applicant for action.

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Highways Officer raises no objection to the proposal subject to conditions. Aboricultural Officer raises no objection to the proposal subject to conditions. Conservation Team raises no objection to the proposal. Head of Environmental Health Services

raises no objection subject to the imposition of conditions.

Planning Policy Team raises no objection to the proposal. Natural England raises no objection to the proposal. Environment Agency raised objection to the proposal on flood risk ground.

Additional information has been submitted on this issue to overcome the objection. Any further comments received from the Environment Agency will be updated at the meeting.

Thames Water raises no objection to the proposal subject to a condition

requiring the submission of a drainage strategy. Head of County Highways Development Control

raises no objection to the proposal.

TAG raises no objection to the proposal subject to an informative

concerning the use of high cranes. Blackwater Valley Countryside & Rec Ser

No views received.

Crime Prevention Design Advisor

has made various comments which have been passed onto the applicant for action

FAST (Farnborough Air Science Trust)

No views received.

Rushmoor Fire Station No views received. NEIGHBOURS NOTIFIED 5, 5A, 13 Invincible Road, Farnborough, Stake Works, Invincible Road 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54, 55, 56, 57, 58, 59, 61, 62, 63, 64, 65, 66, 67, 68, 69, 70, 71, 72 Pinehurst Cottages, Pinehurst Avenue 1, 2, 3, 4, 5, 6, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34 Elles Close, Farnborough The Secret Factory - Ground Floor, Suite 1 - First Floor, Suites 2 To 9 - First And Second Floors, Suites 10 And 11 - Second Floor, Aviators Cafe - Ground Floor, Ground Floor, The Hub Q134, Ground Floor, First Floor, 115 - 117 Farnborough Road

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Ground Floor And Part First Floor, Part First Floor, Second And Third Floors, 200 Fowler Avenue, 250 Fowler Avenue, Farnborough Pinehurst Gate, Meudon House, Meudon Avenue, Q101 Building, Main Gate Road Staff Canteen, Sports And Social Club, Farnborough Road Council Offices, Farnborough Road, Unit 1, Solartron Retail Park NEIGHBOUR COMMENTS No representations have been made in respect of this proposal. To accord with the Council's Statement of Community Involvement, the applicants held public exhibitions in respect of this proposal on 4 and 7 June 2007. The applicants have received no questions or representations in respect of this public consultation.

POLICY AND DETERMINING ISSUES The site lies within Farnborough Main Factory site as defined within the Rushmoor Local Plan Review (1996-2011). The Local Plan seeks to promote development that is of benefit to the local community and to this end the policies in the Local Plan encourage a range of activities. Policies FA1 (Major development proposals at Farnborough Aerodrome), FA3 (Main factory site allocated for employment development plus appropriate uses; S5 (Proposals for A3 uses), ENV13 (Trees), ENV16 (Major sites), ENV18 (Mixed Use Development), ENV19-19.4 (Comprehensive landscape plans and long term maintenance), ENV21-22 (Adequate access and facilities/external areas), ENV43 flood risk, ENV50 (Amenities of local residents while sites are developed), ENV52 (Light pollution), TR1 (Integrated Transport), TR2 (Provision of needs of pedestrians and cyclists), TR4 (Public transport and road traffic reduction), TR5 (Accessible and non prejudicial to public transport), TR6 (Maintain effectiveness of the strategic road network), TR7 (Traffic management measures), TR8 (Development proposal - public transport, cycling, walking, parking measures), TR9 (Development requiring new or improved access), TR12 (Rear access and servicing facilities and TR13 (Parking for people with disabilities) are relevant. The guidance contained in Planning Policy Statement 1 (Delivering Sustainable Development) and Planning Policy Guidance note 13 (Transport) are also relevant to the consideration of this proposal The main determining issues are: 1) the principle of development; 2) design and scale; 3) Impact on trees and landscape; 4) Impact on neighbours; 5) Flood risk and the water environment Transport and parking issues.

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COMMENTARY Principle of Development - The proposal reflects the terms of the outline planning permission and accords with the principles of development for IQ Farnborough. It is therefore considered that the principle of development is acceptable. Design and Scale - In the illustrative master plan for zone D it was envisaged that four buildings could be built with a total floor area of around 27,500 sq m. Whilst the combined floor area of the approved hotel and the proposed development is just under 33,000 sq m, it is considered that the approved and proposed layouts may satisfactorily accommodate the overall level of development proposed on zone D. The masterplan buildings were indicated to be 18m high, centrally located with a total of 4 decked car parks adjacent to the Pinehurst Road and Pinehurst Cottage boundaries. The proposed buildings are lower in height with a resulting decrease in scale and massing. Only one decked car park is now proposed. The proposed buildings have a contemporary design with the use of masonry cladding, glazed curtain walling, aluminium cladding and brise soleil with a colour palette of various shades of grey and cream. The buildings would be of modern design which is consistent with the character of the business park and reflect the functional requirements of the uses within. Additional landscaping is proposed within the site to supplement and complement the existing structural landscaping of the park, including a line of new trees along the northern and southern site boundaries and additional tree planting along the eastern and western boundaries. Subject to the imposition of conditions relating to external materials and landscaping the proposal is considered to be an acceptable design solution for this site. Impact on trees and landscape The application is accompanied by an Arboricultural Survey and landscape management proposals. The proposed car parking layout at the northern end of the site will necessitate the removal of 17 trees to include 4 Scots Pine, 6 Sycamores, 6 Planes and an Oak. The Council’s Arboricultural Officer has confirmed that following a detailed assessment of the submitted proposals he is satisfied that subject to the imposition of conditions to protect and supplement the landscape character of the site during and following the completion of development, the proposal is acceptable. Subject to these conditions, and given the existing landscaping on the Pinehurst Road frontage which is being retained the proposal is acceptable in landscape terms. Impact on neighbours There are minimum separation distances of 30m and 72m respectively between building Q150 and the multi storey car park and the closest properties in Pinehurst Cottages. It is considered that, given these separation distances, the orientation of the office buildings and the proposed tree planting the proposal would not have an unacceptable impact upon neighbours. Matters relating to lighting and hours of construction are dealt with by planning conditions imposed on the outline permission.

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Flood risk and the water environment The application has been considered by the Environment Agency (EA) and Thames Water. Thames Water raise no objection to the proposal subject to the imposition of a condition to safeguard surface and foul water drainage. The EA has raised some concerns about flood risk. The applicant has submitted additional information following detailed discussion with the EA and it is considered likely that the objection will be removed. An update will be given at the meeting on any further comments received from the Environment Agency. Subject to the resolution of this issue the proposal is considered to be acceptable in flood risk and drainage terms. Transport and parking issues. The proposed office development generates a car parking requirement of 768 spaces, with the A3 use generating a requirement of 34 spaces. 768 spaces are proposed. Given that the A3 use is likely to be used by occupiers of the business park, the Council's highway officer is satisfied that this level of car parking is acceptable to serve the functional requirements of the development. It is proposed to provide 204 cycle parking spaces, 154 long stay secure and sheltered spaces and 50 short stay spaces. This level of cycle parking is considered acceptable in consideration of the likely use of the site, and the high proportion of linked trips with the business park and users of the site itself, and is considered sufficient to accommodate need. The development also includes a pedestrian route across the site into the proposed hotel site to the north which promotes and encourages pedestrian accessibility within the park. IQ Farnborough offers an extensive network of off-road pedestrian and cycle paths which connect to the wider routes to the town centre, the rail station and local residential areas. A direct subway connection under the Sulzers roundabout is available to provide safe passage for both pedestrian and cyclists to the town centre and beyond. Under the original planning permission for the Business Park a full transport assessment was produced and a package of mitigation measures were agreed. Included in part of this was a significant transport contribution towards local sustainable transportation schemes to the benefit of the site. On the basis that this proposal is a reserved matters application pursuant to the outline permission no additional measures are required. Subject to the imposition of appropriate conditions relating to the provision of access/parking no objection is raised to the proposal on transport or parking grounds. In conclusion it is considered that the proposal will be a benefit to both the business and resident communities, support the ongoing development of IQ Farnborough and reflect the objectives of the Rushmoor Local Plan Review 1996-2011 to encourage and guide development within the Borough. FULL RECOMMENDATION Subject to the resolution of the outstanding flood risk issues the Head of Planning Services in consultation with the Chairman, be authorised to GRANT planning permission subject to the conditions and informative set out below. 1 Notwithstanding any indication of materials which may have been given in the

application, or in the absence of such information, no works shall start on site until a schedule and/or samples of the materials and finishes for the development has been

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submitted to and approved in writing by the Local Planning Authority or as otherwise as may be agreed by the Local Planning Authority. *

Reason - To ensure that the materials harmonise with the surrounding buildings and

environment. 2 Notwithstanding any indication which may have been given in the application, or in the

absence of such information, no works shall start on site until details and/or samples of all surfacing materials, including those to access driveways/forecourts etc have been submitted to and approved in writing by the Local Planning Authority or as otherwise may be agreed by the Local Planning Authority. *

Reason - To secure a satisfactory appearance. 3 No more than two of the office buildings shall be occupied until the vehicular accesses

onto Pinehurst Road and O'Gorman Avenue have been constructed and completed in accordance with the approved plans. *

Reason - To ensure that suitable access is available for the development. 4 The use of the development hereby permitted shall not start until the decked and

surface car parking including the surface car parking between O'Gorman Avenue and building Q150 has been provided and marked out in accordance with the approved plans or in accordance with a phased scheme to be approved by the Local Planning Authority. The parking areas shall thereafter be retained solely for parking purposes, and made available to the occupiers and visitors to the development unless otherwise first agreed in writing by the Local Planning Authority. *

Reason - To ensure that provision for vehicle parking clear of the highway is available

for users of and visitors to the development in the interests of highway safety. 5 No works shall start on site until details of a scheme for foul and surface water

drainage has been submitted to and approved in writing by the Local Planning Authority. The scheme so approved shall thereafter be implemented before the first occupation of any part of the development.

Reason - To ensure proper drainage of the site. 6 All planting, seeding or turfing comprised in the approved details of landscaping to

include the landscaping proposed between O'Gorman Avenue and buildings Q140 and Q150 shall be carried out in the first planting and seeding season following the occupation of the buildings or the practical completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development 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 first agreed in writing by the Local Planning Authority.

Reason - In the interests of amenity and to help achieve a satisfactory standard of

landscaping. 7 Notwithstanding details already submitted with the application, no development,

including demolition works, shall start on site until an Arboricultural Method Statement

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(AMS) detailing low impact methods of construction and other tree protection measures within the root protection area (RPA) of all retained trees, has been submitted to and approved in writing by the local Planning Authority. These details shall include the retention of a suitably qualified arboriculturalist to supervise and monitor works within the RPA of retained trees and to report to this Planning Authority, the status of all tree works and tree protection measures throughout the course of the development. The frequency of that supervision, monitoring and reporting shall relate to the phasing of the development and shall be agreed at the time of a pre-commencement site meeting between the Tree Officer, Arboricultural Consultant, Developer and Site Manager.

The development shall then be carried out strictly in accordance with the approved

AMS and this condition shall not be discharged before a satisfactory arboricultural completion statement is submitted to the local Planning Authority and approved in writing on completion of the whole development or of each clearly defined development parcel in respect of large sites.

Reason – To adequately protect all trees worthy of retention from development harm

and to provide for their amenity contribution thereafter.

INFORMATIVES 1 INFORMATIVE - Your attention is specifically drawn to the conditions above marked *.

These condition(s) require the submission of details, information, drawings etc. to the Local Planning Authority BEFORE ANY WORKS START ON THE SITE or, require works to be carried out BEFORE THE COMMENCEMENT OF THE USE OR FIRST OCCUPATION OF ANY BUILDING. Failure to observe these requirements will result in a contravention of the terms of the permission and the Council may take enforcement action to secure compliance.

2 INFORMATIVE - The applicant's attention is drawn to the letter received from the

Environment Agency. You should contact the Development Planning Officer at the Environment Agency (Thames Region), Kings Meadow House, Kings Meadow Road, Reading RG1 8DQ.

3 INFORMATIVE - The applicant is reminded that the premises should be made

accessible to all disabled people, not just wheelchair users, in accordance with the duties imposed by the Disability Discrimination Act 1995. This may be achieved by following recommendations set out in British Standard BS 8300: 2001 """Design of buildings and their approaches to meet the needs of disabled people - Code of Practice". Where Building Regulations apply, provision of access for disabled people to the premises will be required in accordance with Approved Document M to the Building Regulations (2004) "Access to and use of buildings". Please contact the Access Officer at Rushmoor Borough Council. The Rushmoor Access Group would also welcome the opportunity to give further advice and guidance.

4 INFORMATIVE - No materials produced as a result of site preparation, clearance, or

development should be burnt on site. Please contact the Head of Environmental Health Services at Rushmoor Borough Council for advice.

5 INFORMATIVE - The applicant is recommended to achieve maximum energy

efficiency and reduction of Carbon Dioxide emissions by: a). ensuring the design and

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materials to be used in the construction of the building are consistent with these aims; and b). using renewable energy sources for the production of electricity and heat using efficient and technologically advanced equipment for the production of electricity and heat. Further advice can be provided by Rushmoor Council's Building Control Services.

6 INFORMATIVE - It is a legal requirement to notify Thames Water of any proposed

connection to a public sewer. In many parts of its sewerage area, Thames Water provides separate public sewers for foul water and surface water. Within these areas a house should have two connections. The connection to the public foul sewer will carry waste from toilets, sinks and washing machines, etc. The connection to the public surface water will receive rainwater from roofs and surface drains. On occasions customers or their builders connect drains to the wrong public sewer, or water fittings or appliances to the wrong drain. The result of misconnections can have serious effects: 1) If a foul sewer is connected to a public surface water sewer this may result in foul sewage entering the watercourse and causing a pollution. 2) If a surface water connection is made to a public foul sewer, when a separate surface water system or soakaway exists, this may cause overloading of the public foul sewer at times of heavy rain. This can lead to sewer flooding of properties within the locality. In both instances it is an offence to make the wrong connection. If you are in any doubt Thames Water provides a service which can help identify the location of the nearest appropriate public sewer. To obtain further information on making a connection to the public sewer or the location of the appropriate public sewer please contact 0845 9200800.

7 INFORMATIVE - REASONS FOR APPROVAL - The Council has granted permission

because the proposal will be a benefit to both the business and resident communities, support the ongoing development of IQ Farnborough and reflect the objectives of the Rushmoor Local Plan Review 1996-2011 to encourage and guide development within the Borough. It is therefore considered that subject to compliance with the attached conditions, and taking into account all other material planning considerations, including the provisions of the development plan, the proposal would be acceptable. This also includes a consideration of whether the decision to grant permission is compatible with the Human Rights Act 1998.

8 INFORMATIVE - THE FOLLOWING PLANS ARE HEREBY APPROVED:- Drawing

numbers 562 - PL- GEN 002, 003 rev 02, 201, 202, 110 -120 rev 02, 121 rev 02, 201 rev 01, 130 -120 rev 02, 121 rev 02, 201 rev 01, 140 -120 rev 02, 121 rev 02, 201 rev 01, 150 - 120 rev 02, 121 rev 02, 201, CAF - 100 rev 01, SUB 100 rev 01, CPK - 101, 201 rev 01, 1199 - 01 rev C, 02 rev B and 05 rev B

9 INFORMATIVE - The applicant is reminded that there are a number of conditions

attached to the original outline planning permission and as subsequently varied for the site which have to be complied with before the commencement of development. *

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