REPORT TO: DEVELOPMENT CONTROL – 3 NOVEMBER 2010 BY: … › Data › Planning... · 11/3/2010 · C:\DOCUME~1\ADMINI~1\LOCALS~1\Temp\BCL Technologies\easyPDF 4\@BCL@A4089C47\@[email protected]/26/2010

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1AGENDAITEM NO.

SOUTH HOLLAND DISTRICT COUNCIL

REPORT TO: DEVELOPMENT CONTROL – 3 NOVEMBER 2010

BY: HEAD OF PLANNING AND DEVELOPMENT

SUBJECT: Sutton Bridge Marina, West Bank, Sutton Bridge

PURPOSE: To Consider Planning Application H18-0743-10

Application Number: H18-0743-10 Date Received: 8 September 2010

Application Type: Full

Description: Replacement of existing commercial moorings, construction of new leisure moorings, town quay, promenade and new parking bays for Sutton Bridge Marina

Location: Sutton Bridge Marina, West Bank, Sutton Bridge

Applicant: Lincolnshire County Council Agent:

1. REASON FOR COMMITTEE CONSIDERATION

Significant development – Issues raised warrant Committee consideration.

2. PROPOSAL

This is a Full application to construct replacement and additional moorings off the West bank of the River Nene. The moorings will float on the river, rise and fall on vertical supports, and be linked to the bank via hinged walkways.

New parking bays will be constructed adjacent to the highway, together with a small office building and walkway.

The proposal will provide for up to 69 visitor moorings in addition to harbour and fishery vessels. The moorings will extend for a distance of approx 330m.

3. SITE DESCRIPTION

The site comprises the bank of the River Nene and an area of river sufficient to cater for the moorings and associated parking areas.

The site adjoins West Bank roadway immediately to the north of a former quayside building, converted into flats. On the opposite side of the roadway is a mixture of commercial buildings and sites and a residential conversion at the junction of Wharf Street and West Bank Road. Port Sutton Bridge exists to the north of the site.

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4. RELEVANT PLANNING POLICIES

The Development Plan

South Holland District Local Plan, July 2006Policy SG1 – General Sustainable Development.Policy SG15 – New Development: Facilities for Road Users.Policy SG16 – Parking Standards in New Development.Policy SG17 – Protection of Residential Amenity.Policy LT4 – The Fens Waterways Link.

If regard is to be had to the development plan for the purpose of any determination to be made under the Planning Acts, Section 38 (6) to the Town and Country Planning Act as amended by the 2004 Act states that the determination must be made in accordance with the plan unless material considerations indicate otherwise.

National Guidance

Planning Policy Guidance Notes (PPG)/Statements (PPS)PPS1 – Delivering Sustainable Development.PPG17 – Planning for Open Space, Sport and Recreation.

5. RELEVANT PLANNING HISTORY

None.

6. REPRESENTATIONS

Parish Council Sutton Bridge Parish Council have resolved to support the replacement of existing commercial moorings, etc., but have raised some concerns at the proposed parking arrangements on the plans.

First, the parking layout appears to be different on the two plans. The LCC ‘Sutton Bridge Marina Design and Access Statement’ appears to show parking at right angles to the road, adjacent to the commercial moorings. The ‘new parking bays’ plans appear to show a different layout, with vehicles parked parallel to the road way, but from a point closer to the bridge, and not adjacent to the commercial moorings.

Second, whichever plan is correct, there remains the possible problem of heavy goods vehicles existing the port (from the north), along the only road giving access to the main roads. In the case of the second plan, the parking could also impinge on residents’ vehicles existing Lime Street and Wharf Street to access the main roads.

In both cases the plans appear to reduce the width of the roadway, and/or require cutting into the tidal river defence banks – neither of which, the Council feels, is a good idea.


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Perhaps you would be kind enough to liaise with the Highways Department and Environment Agency to satisfy yourselves, and the Parish Council, that the problems described can be resolved, to enable the proposal to go ahead.

Ward Member Cllr C J T H Brewis – Needs to be a very wide consultation with nearby people, especially concerning parking which is already very congested. An area of the ‘Village Green’ might be a possibility for chevron parking, as was suggested several times over the years, and which is a short distance towards the south. Residents of Wharf Street, Custom House Street and Lime Street need to be consulted individually.

County Highways No objections – proposal has been the subject of pre-planning discussions.

In relation to Parish Council comments – Have spoken to the promoter of this development who has confirmed the fact that the parking area will be formed by cutting-back into the bank, rather than by reducing the width of the carriageway. I am advised that the Environment Agency is aware of this intention and has given approval. The parking would be parallel to the carriageway. The scale of the drawing is small and the parked vehicles should not interfere with port traffic.

Lincs County CouncilArchaeology The proposed marina development is on an area that has been

historically used as a crossing points (to travel across the River Nene) since at least the 16th Century until 1830 when the Cross Keys Bridge was built. The route across the Nene was dangerous and was only to be attempted with the use of a guide, over the centuries many baggage trains and other things have been lost in the shifting sands and silt. In the 1830’s there was a dock and warehouses in this area. It is possible that any development in this area might disturb previously unknown finds and features relating to this areas use as both a crossing point and docks. This is a very important element in the formation of the present Sutton Bridge and it is important that any surviving evidence of this is recorded before it is potentially destroyed.

Given this it is recommended that the developer should be required to commission a Scheme of Archaeological Works. This should be secured by an appropriate condition to enable archaeological remains within the site to be recorded prior to their destruction.

Initially I envisage that this would involve monitoring of all groundworks, with the ability to stop and fully record archaeological features.

Reason: This should be to enable archaeological remains within the site to be recorded prior to their destruction.


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Where the loss of the whole or a material part of a heritage asset’s significance is justified, local planning authorities should require the developer to record and advance understanding of the significance of the heritage asset before it is lost using planning conditions or obligations as appropriate. The extent of the requirement should be proportionate to the nature and level of the asset’s significance. Policy HE12.3 Planning Policy Statement 5: Planning for the Historic Environment.

Police Liaison Officer It is recommended that:Before the development is brought into use the parking areas should be provided with lighting in accordance with details to be submitted to and approved in writing by the Local Planning Authority, Reason: In the interests of crime reduction, reducing the fear of crime for users and owners and general community safety issues.

Such a lighting scheme should be designed to illuminate all vulnerable areas for both vehicular and water crafts.

Environment Agency In the absence of an acceptable Flood Risk Assessment we object to the grant of planning permission for the following reasons:The FRA does not comply with the requirements of PPS25, in particular it fails to: Adequately consider climate change. Adequately mitigate against identified risks. Fully demonstrate that safe access and egress can be achieved. Needs clarification regarding risk of flooding.

Also recommend that a Flood Evacuation Plan is drawn up..

Natural England The application does not include Protected Species Survey information. Given the lack of survey information Natural England is not presently in a position to provide substantive advice in relation to protected species that may be affected by the development.

We are, however, happy with the content of the appropriate Assessment Impact analysis, the concern raised solely relates to any protected species which may or may not be present on the site or using the site for breeding.

Acting Harbour masterNene Ports Authority The statutory harbour authority has been consulted on the question

of navigational and operational safety and has no objections in principle. Subject to suitable operating procedures being established with the body selected to manage the moorings when established, the harbour authority is content to allow the application to proceed.

Economic DevelopmentOfficer Fully support this application for the economic regeneration of this

area, with the opportunity to attract visitors to the town and potentially increase business for the local shops.


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Public Port Sutton Bridge raise concerns: Will inevitably increase traffic along the river. Need to be satisfied that this traffic does not conflict with

commercial shipping movements. Consideration must be given to continued uninterrupted access

along the approach road to port and other commercial properties. Port of Wisbech Authority should be satisfied and the operational

basis serving Port Sutton Bridge should remain clear.

Bridge House – this will be an asset to the community.

Applicants Have submitted the following documents: Design and Access Statement (copy appended to this report for

information). Flood Risk Assessment. Assessment of the potential for impact on Natura 2000 Sites (The

Wash & North Norfolk Coast).And in relation to ongoing matters confirm that: They have prepared further information in relation to the

Environment Agency objection. Undertaken a Protected Species Survey to address the concerns

of Natural England.Applicants further state that: The Port of Wisbech is the Harbour and Navigation Authority for Wisbech and the tidal River Nene. This project was put forward by Nene Marine, a Sutton Bridge community group formed to take the project forward. Nene Marine has been working in partnership with the Port of Wisbech Harbour Authority, who have provided technical support for the development of this project.

7. MATERIAL CONSIDERATIONS

In this case the main issues are: Policy. Traffic/commercial considerations. Wildlife interests.

PolicyThe adopted Local Plan sets out the strategies, objectives and priorities for the District. The plan recognises that tourism is a factor of increasing significance and importance to the District and will play an important role in its economic prosperity.

The plan recognises the importance of the Fens Waterways Link Project and the increasing emphasis placed on ecological and tourism development. The plan sets out a number of objectives and priorities, including: To develop and extend the range and accessibility of tourism, recreation and leisure. To safeguard and enhance the quality and amenity of the built environment and the districts

cultural heritage, and; To promote economic development and regeneration.


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This development seeks to utilise one of the districts natural resources – the River Nene – in the interests of tourism and recreation. This will bring spin-off economic benefits to the town of Sutton Bridge.

The development therefore accords with the overall policy aims of the Local Plan.

Traffic/Commercial ConsiderationsThe proposal has been assessed by the county Highway Authority who raise no objections to the intended parking arrangements to cater for users of the facility.

The development will be served by parallel parking bays adjacent to the highway. This will involve part excavation of the roadside section of embankment and the re-construction of a low retaining wall.

The Highway Authority is aware that West Bank roadway serves the Port of Sutton Bridge and a number of other commercial sites. The Highway Authority have not indicated, however, that the extra non-commercial traffic likely to be generated by this development will cause problems for the existing commercial users or result in traffic danger.

Wildlife InterestsThe application has been accompanied by an assessment of the potential impact on the Wash and its coastline. This concludes that the development will not result in adverse impacts to protected species or habitats.

The Assessment has been considered by Natural England who raise no objections to the Assessment, but they have requested the submission of a Protected Species Survey in respect of the application site.

The applicants have carried out such a survey which is presently being considered by Natural England.

Other Matters

Flood Risk The application has been accompanied by an FRA. The Environment Agency are not satisfied with certain details of this and are presently considering an updated FRA which seeks to address their concerns. The Environment Agency have also been asked for confirmation that they have no objections to works to the embankment in order to provide off-street parking.

Navigation The applicant has consulted with the Port of Wisbech – the Harbour and Navigation Authority for Wisbech and the Tidal River Nene. The Port of Wisbech have confirmed that it has no objections on either operational or safety grounds subject to suitable operating procedures being established.

Conclusion The development seeks to provide tourist and visitor facilities utilising the districts natural resources i.e. the River Nene and Wash. It will bring spin-off benefits to Sutton Bridge and is fully supported by officers.

Subject, therefore, to finalisation of consultations with Natural England and the Environment Agency the recommendation is to grant permission.


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8.0 RECOMMENDATION

8.1 Subject to the satisfactory conclusion of consultations with Natural England and the Environment Agency that the Head of Planning and Development be Authorised to Grant Permission

Conditions:1 The development must be begun not later than the expiration of three years beginning with the

date of this permission.Reason: As required by Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

2 The development hereby permitted shall be carried out in accordance with the following approved plans:Location of works/parking bay plan, sectional drawing & plans incorporated in Design and Access Statement, and Flood Risk Assessment of impact on Natura 2000 sites received 7 September 2010unless otherwise agreed in writing by the Local Planning Authority.Reason: For the avoidance of doubt and in the interests of proper planning.

3 Prior to the commencement of development there shall be submitted to and approved in writing by the Local Planning Authority the following: Details of the materials of construction and appearance of the moorings and associated

structures and buildings, and all associated walls, fences and illumination. Details of surfacing materials and construction of car parking and walkways. Details and drawings including sections of all works to the river embankment to facilitate the

proposed parking.The development shall be completed in accordance with the approved details.Reason: To ensure a satisfactory development. This Conditions is imposed in accordance with Policy SG14 of the South Holland Local Plan, 2006.

4 No development shall take place within the area of the application site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted by the applicant and approved in writing by the Local Planning Authority.Reason: In order to ensure that satisfactory arrangements are made for the investigation, retrieval and recording of any possible archaeological remains on the site. This Conditions has been imposed in accordance with Planning Policy Statement 5 ‘Planning for the Historic Environment’.

5 Before the development is brought into use the parking areas shall be provided with lighting in accordance with details to be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of crime reduction, reducing the fear of crime for users and visitors and the general community. This Conditions is imposed in accordance with Policy SG14 of the South Holland Local Plan, 2006.

6 Any conditions required by Natural England and the Environment Agency.

Background papers:- Planning Application Working File

File Ref: H18-0742-10


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Appendices: Appendix 1 – Copy of Design and Access StatementPlan A – Site Location Plan

Report Author: Development Control Manager

Local Government (Access to Information) Act 1985

Please contact Steve Williams, the Head of Planning and Development if you want more information about this report or the background papers. You can contact him:

by post at the Council Offices, Priory Road, Spalding, Lincolnshire, PE11 2XE

by phone on 01775 761161 by email at [email protected]


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Appendix 1Copy of Design and Access Statement


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Plan A

Documents

REPORT TO: DEVELOPMENT CONTROL – 3 NOVEMBER 2010 BY: … › Data › Planning... · 11/3/2010 · C:\DOCUME~1\ADMINI~1\LOCALS~1\Temp\BCL Technologies\easyPDF 4\@BCL@A4089C47\@[email protected]/26/2010