6.4

North Somerset Council

REPORT TO THE Planning & Regulatory Committee

DATE OF MEETING: 4TH JANUARY 2006

SUBJECT OF REPORT: PLANNING APPLICATION 05/P/2219/F - ERECTION OF A 3/4/5/6 STOREY BUILDING CONSISTING OF LIBRARY, OFFICE AND 32 UNIT RESIDENTIAL DEVELOPMENT, INCLUDING SEMI-BASEMENT CAR PARKING, ASSOCIATED LANDSCAPING AND CHANGE OF USE OF HIGHWAY LAND TO RESIDENTIAL USE, AND ACCESS ALTERATIONS FROM MAIN HIGHWAY, AT STATION ROAD, PORTISHEAD

TOWN OR PARISH: PORTISHEAD

OFFICER/MEMBER PRESENTING: DEVELOPMENT CONTROL MANAGER

KEY DECISION: NO

RECOMMENDATIONS

That the application be DEFERRED for one cycle to enable the issues raised by the North Area Committee to be addressed.

1. SUMMARY OF REPORT

The application was recommended for approval to the North Area Committee. The Committee objected to the application on the grounds of its scale and impact and the lack of car parking. Discussions are taking place to address these concerns and it is recommended that the decision be deferred for a Committee cycle (to the 1^st February 2006) in order that an amended scheme may be explored.

2. POLICY

See attached report to North Area Committee.

3. DETAILS

This application was referred to the Planning and Regulatory Committee because of the strategic service and community implications for Portishead raised by the library application. It was recommended for refusal by North Area Committee at its meeting on 8^th December 2005.

In considering the application, concerns were raised by members about the adverse impact of the proposal would have on the surrounding townscape and the High Street in terms of the mass and height of the building. It was said the scheme would affect the living conditions of the residents in Brunel Court, and is not in accord with the Portishead Quays Master Plan. Concern was also expressed about the lack of parking and use of materials. Policies GPD/3, H/3, H/7, T/6 and T/10 were mentioned as policy reasons for refusal.

These concerns are being examined and it is proposed to bring a further report back to the February meeting of the Committee.

4. CONSULTATION

Details of the consultations are as set out in the report to the Area Committee.

5. FINANCIAL IMPLICATIONS

Contributions towards community provision & infrastructure requirements would be sought.

6. EQUALITY IMPLICATIONS

None

7. CORPORATE IMPLICATIONS

None

8. OPTIONS CONSIDERED

Applications can either be approved or refused.

Author

Roger Willmot, Team Leader, Major Applications Group

Tel: 01275 884567

roger.willmot@n-somerset.gov.uk

Background Papers

Report to North Area Committee 8^th December 2005.

All supporting papers listed in that report, submitted in connection with the application

PPG’s 1, 3, and 13.

North Somerset Local Plan

Draft Replacement North Somerset Local Plan 2^nd Deposit

North Area Committee 8^th December 2005	ITEM NO: 1
APPLICATION NO: 05/P/2219/F	TARGET DATE: 9-NOV-2005
APPLICANTS NAME: PG Enterprises Ltd
APPLICATION: Erection of a 3/4/5/6 storey building consisting of library, office and 32 unit residential development, including semi-basement car parking, associated landscaping and change of use of highway land to residential use, and access alterations from main highway.
SITE ADDRESS: Library Building, Station Road, Portishead
PARISH/WARD: Portishead Central		WARD COUNCILLOR(S): Terry

The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date or to scale.

LOCATION PLAN: (This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the controller of Her Majesty’s Stationery Office c. Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. North Somerset Council, LA09063L,2001)

1. 05/P/2219/F ERECTION OF A 3/4/5/6 STOREY BUILDING CONSISTING OF LIBRARY, LIBRARY OFFICE, AND 32 UNIT RESIDENTIAL DEVELOPMENT, INCLUDING SEMI-BASEMENT CAR PARKING, ASSOCIATED LANDSCAPING AND CHANGE OF USE OF HIGHWAY LAND TO RESIDENTIAL USE, AND ACCESS ALTERATIONS FROM THE MAIN HIGHWAY AT STATION ROAD, PORTISHEAD

(GR ST 47056 76675) David Tate

Background

The planning application was presented to the North Area Committee on the 10^th November 2005 with a recommendation that the contents of the report be noted and a site visit be carried out. The subsequent Committee site visit took place on the 25^th November 2005.

Site Description

This triangular shaped site lies at the south/west corner of the East Quays Action Area and comprises approximately 0.16 hectares in area. It is bounded to the west by Station Road, to the east by open land that is allocated for a surgery, shops, offices and residential use. On the south there is an existing petrol filling station.

The site is generally level, currently unoccupied with only a small number of site features including some vegetation and scrubland and existing access to Brunel Court across the site.

There are no existing buildings or structures on the site. The surrounding area comprises sheltered housing complex (Brunel Court) and Waitrose foodstore forming part of the new district centre to the north and east and the Cabstand/High Street to the west and south.

Relevant Planning History

Year	Reference	Proposal	Decision
2004	04/P/2241/O	Erection of library facility, office accommodation, residential units and ancillary parking.	Approved

The Application

Since the application was presented to Members in November, a number of revisions have been made to the proposal. The revisions are as follows:

• Removal of a complete floor of the southern wing adjoining Brunel Court.
• The reduction, as a result, of the total number of flats from 34 to 32.
• The reduction in the width of the disabled access ramp into the library from Station Road.
• Removal of bin store previously located on the access road.
• The ground floor office space has been redefined as 'ancillary library space'.
• The applicant has provided additional shadow drawings for October and November.
• The provision of 24 parking spaces.
• The provision of 20 cycle racks in the basement and 10 cycle racks above ground for the users of the library.
• The submission of a ‘Flood Risk Assessment’

The building (as revised) is an L-shaped building fronting Station Road, with the 3-storey stem that faces east towards Waitrose, and a 4/5-storey prow-shaped elevation facing down the High Street. The ground and part of the first floor is proposed to accommodation library and community facilities, with the upper floors designed to accommodate 32 residential apartments.

The internal arrangements are as follows:

The Ground/First Floor library Accommodation

The primary function of the building at ground floor level is to provide a public library that is easily accessible to pedestrians and has a prominent community presence. The main entrance is from the landscaped pedestrian pathway that forms part of the ‘timelines’ sculpture trail along the southeast boundary of the site. As well as the main lending library and children’s library at ground floor level, an in-house ‘cafe’ provides space for internet access, reading and general community use. The library also extends to a first floor ‘gallery’ space housing a meeting room, book storage and IT stations. Part of the Station Road frontage of the building is allocated to community use and/or could be combined with the library space.

The Residential Apartments

As a result of recent amendments, the scheme consists of 32 unit residential component of the scheme is spread over 3/4 floors and divided east and west with an L-shaped wing.

The predominantly one/two/and three-bedroom apartments have been afforded a high degree of full-height glazing associated with balconies to the south and High Street aspect. This has been balanced against a series of alternative bedroom spaces that have more modest windows giving an eastern and northerly aspect.

The revised accommodation comprises:

1^st Floor	9 flats	4 x 1 bed	4 x 2 bed	1 x 3 bed
2^nd Floor	11 flats	4 x 1 bed	6 x 2 bed	1 x 3 bed
3^rd Floor	9 flats	3 x 1 bed	5 x 2 bed	1 x 3 bed
4^th Floor	2 flats	-	1 x 2 bed	1 x 3 bed
5^th Floor	1 flat	-	-	1 x 3 bed
Total	32 flats	11 flats	16 flats	5 flats

Car Parking

The car parking comprises 22 spaces located within secure basement parking and 2 disabled spaces at road level adjoining Station Road.

Access to this car park would be via a ramp from Station Road. Access to the apartments above would be gained via a central lift/stair cell. Two cycle stores are proposed, one at basement level and two at road level.

Careful ventilation grille, library frontage and glazed design will serve to heighten the visual presence of the building at street level, and contribute to the experience of the adjacent public spaces.

Materials

Walls: The feature element of the south western corner of the site is proposed to be clad in standing seam naturally weathered zinc in horizontal bands. This material is carried through to the south-east elevation on the ground floor level of the proposal with elements of the single storey library façade echoing the major form on the corner. The major walling material on the ground floor level is proposed to be glazing with suitable solar shading provided by large roof overhangs.

The majority of the rest of the proposal is to be constructed with through coloured render panels split up into smaller sections to not only break up the mass of the elevation but also to provide controlled construction joints and ease of maintenance of the various panels should this be required at a later date.

The proposed walling at ground floor level is also to be suitably specified to ensure vandal resistance and ease of maintenance.

The proposed render panels have been carefully designed to provide a material link between a number of the colourful rendered buildings which form the main high street and the extensive use of colour on the quayside to elements beyond.

Roof: The roofing material to the low level roofs over the library is proposed to be an extensive green roof (sedum) system. Not only will this provide an attractive outlook from the residential units above but also reduce/control the water discharge from this roof and provide some acoustic and thermal benefits to the library building. The roofing material to the rest of the development is proposed to be standing seam naturally weathered aluminium.

Landscaping

The main landscaping element of the scheme is to the south eastern side of the site. This has been carefully considered in order to provide a positive enhancement to the major access down to the quays development from the town centre.

The landscaping has been provided in a number of feature-paved areas at various levels that reflect the major feature element to the south western corner of the site in terms of the planned form.

The landscaping is a mixture of hard and soft elements with the opportunities to provide seating areas and planting to give a public social space as part of the pedestrian route. This public space also has a direct relationship with the public nature of the building itself at ground floor level.

The landscaping is intended to reinforce the character, sense of place and legibility of the area. It is proposed to highlight the direct relationship between the extended building footprint and the surrounding public links that will directly benefit pedestrians and cyclist access through and around the site into the neighbouring public spaces.

Careful placement of trees and grassed areas will also enhance the design intentions of the scheme.

A statement was submitted by the applicant to clarify the consultation process that had been undertaken. This states:

“There has been a considerable amount of consultation by the applicant on the proposals. The Town Council and Portishead Members have been given two presentations. The Chamber of Commerce have also received a presentation of the proposals. The presentations have been favourably received for the most part. There have been negative comments, mainly centred round the lack of car parking space.

The proposals have been informally shown to the North Area Planning Committee.

A public consultation day was held on the 26^th May 2005 at Somerset House. Plans were displayed and officers, the Architects and PG Enterprises were on hand to answer questions. There were also response sheets available for members of the public to record their views. People attended from across Portishead and the feedback received on the day was, for the most part, very positive. There was some negative feedback concerning the proposed access route and possible shadowing, of Brunel Court, from the new building. Most of the people who were concerned about these issues went away happier once things had been explained to them.

The plans were also exhibited in the existing library and response sheets left for people to fill in. The majority of comments from this exercise were from residents of Brunel Court. The comments split in to three areas:

• Scale/design,
• Shadowing
• Access.

It was felt that an explanation of the latter two items could help reduce anxiety amongst the residents, as it had on the consultation day. An attempt has been made to meet with those concerned, but they have declined the invitation.

A meeting has been held with a planning adviser representing McCarthy and Stone, at his request. He was happy with the new access proposals and felt that he could recommend them to the residents. He was not so happy with the fact that the proposed building came right up to the site boundary and suggested that McCarthy and Stone may support any residents who opposed this. He felt that the building was not the same scale as that shown on the Master Plan and that McCarthy and Stone themselves had been held very close to the Master Plan when they had developed their site.”

These submissions are accompanied by a detailed design report that sets the site in context with the agreed master plan for the development, and explains the development of the scheme from an initial concept through to the detailed design. The application is also accompanied by:

• Shadow Studies-revised
• Sustainability Statement
• Planning Statement
• Design Report
• Flood Risk Assessment

Policy Framework

The site is located within the Settlement Boundary for Portishead. Within an area designated for the town centre extension on the North Somerset Local Plan.

The main relevant policies are as follows:

Development Plan

North Somerset Local Plan (NSLP)

Policy LC7 Defines the district centre as comprising a range of retail commercial and community facilities including branch libraries, using community facilities, health centres/surgeries and requirements of ecumenical authorities.

Proposal EP/8 Proposes 4.41 hectares of land being made available for the construction of the district centre to include:

(a) 0.20 hectares of fully serviced land for a community building.

(b) Health facility (requirements of District Health Authority).

(c) Church (requirements of ecumenical authority).

(d) Shops, to include supermarket and non-food shops.

Joint Replacement Structure Plan (RSP)

Policy 38 Specifies that the vitality and viability of city, sub-regional, town, local and village centres will be maintained and enhanced in making provision for meeting the change in requirements of the catchment population. In this policy, Portishead is defined as a major town and district centre.

Emerging Development Plan

Draft North Somerset Replacement Local Plan (NSRLP)

Policy RT1 Seeks to maintain and enhance the vitality and viability of town centres including Portishead by permitting retail, leisure, community, office and other “trip intensive” developments at these centres, encouraging improvements to the environment and amenity by ensuring that new development is of an appropriate form, scale and design, securing improvements to the accessibility of town and district centres without resorting to use of private car. Development proposals at out of centre location is to be resisted.

Policy RT/3 States that the role of other town and district centres is to be promoted by supporting proposals for extensions to convenience shopping, permitted non-food and/or business/employment uses on land at Wyndham Way and allowing redevelopments, refurbishments and changes of use served to reinforce the role of these centres.

Policy CF/2 Cultural and Community facilities within settlement boundaries.

Other Material Policy Guidance

Relevant guidance is contained in the following PPS

PPS 6 – Town Centres and Retail Developments.

Consultations

Third Parties: Eighteen letters of objection have been received.

The principal planning points are as follows:

1) Lack of parking

2) Loss of privacy for residents on Brunel Court

3) Noise and pollution

4) Over-development of flats

5) Revised access for Brunel Court is a traffic hazard.

6) Shadow effect on Brunel Court-Loss of light

7) Height of building contrary to the Master Plan.

8) Size of the building is excessive

9) Poor design.

10) Problem of deliveries

Portishead Town Council: “The Town Council has considered the above planning application and wishes to make the following comments:

There was a lengthy discussion on several issues: the need to consider this as a planning application, divorced from the town’s need for a library; the footprint and height of the building appear to deviate from the master plan; the lack of parking for residents and lack of alternatives in the area – using Waitrose or the park for the temporary health centre are short term and totally inadequate solutions; problems created for the residents of Brunel Court, especially light reduction in winter, noise, pollution, and change of access road.

Recommend REFUSAL because of:

¨ Inadequate parking for residents with no nearby alternatives and lack of public transport;

¨ Safety issues around the access road for Brunel Court and for emergency vehicles;

¨ Noise pollution for residents of Brunel Court along with loss of privacy and light in winter; and

¨ The fact that it does not appear to conform to the master plan.

The Town Council consider this to be an inappropriate development and look to North Somerset Council to find alternative means of funding the much-needed library for Portishead.

It is also noted that in the design report which accompanied the application, no shadow profile is shown for the winter months and the profile for noon on 21 September is inaccurate.”

Highway Agency: They state that there are insufficient grounds to register a technical objection to the application. However they make a further comment which they request is reported to committee, registering their continuing concern regarding the overall scale of residential development in Portishead. They quote figures for the % of out commuting for work from Portishead and the % that pass through Jcn 19. They express the view that further residential development can only exacerbate existing problems at the motorway junction at which only limited improvement is possible.

Environment Agency: The Agency OBJECTS to the proposed application on the grounds that it is not accompanied by a Flood Risk Assessment as required by PPG: 25. (The submitted report is currently under consideration)

Wessex Water Comments awaited

Police Architectural Liaison No comments

Health & Safety Executive: No comments

IDB: No comments

Planning Issues

The principal planning issues in this case are (1) whether the development complies with the development plan (2) whether the design, scale and bulk of this building is acceptable in respect of its setting (3) whether parking and access arrangements are acceptable (4) impact on the living conditions of neighbouring residents (5) landscaping and (6) contributions to community provision.

Issue 1: Compliance with Development Plan Policy

The proposed mixed-use building is located within that part of east dock allocated for a district centre. The population of the development area comprising Port Marine, East Dock and Ashlands will ultimately be in the order of 5,000. The Local Plan anticipates that it will be necessary to provide shops and community facilities within the district centre to serve this development and act as a focal point to the east of the dock. Land is identified on the inset map adjoining the southern corner of the dock, to include a supermarket, food and non-food shops, community building, health facilities, a library and church. This is set out in detail in Proposal EP/8 of the Local Plan.

This commitment is rolled forward and given more detail in the North Somerset Replacement Local Plan. In this document, the application site comes within what is formally identified as an extension to the town centre for Portishead. Policies RT/1 and RT/3 of the plan are relevant and are framed to maintain and enhance the vitablity and viability of the town district and local and village centres in the district and encourage the provision of a competitive and efficient retail sector.

The redevelopment of the area in and around Port Marine has been the subject of a number of development studies including the East Portishead Action Area Comprehensive Planning Framework, the main 1996 Urban Design Study, Supplementary Planning Guidance and the Power Station Master Plan (1998).

Subsequently a Master Plan was prepared by the Portishead Quays Consortium for the comprehensive redevelopment of the south and east side of Portishead Docks as part of the overall development of the East Portishead (Portishead Quays). This was originally granted permission in October 1997 and provided guidance in the form of a framework within which future detailed applications of individual phases could be considered.

This Master Plan was subsequently updated in May 2002 when additional areas between Harbour Road and the disused railway line were brought within the scope of the outline application area.

The library site is identified in the Master Plan as being in an area (around the Cabstand) that requires a much tighter streetscape than the existing layout, which allows the creation of long-term redevelopment sites on the back edge of the pavement. Although the sketch illustrations in the Master Plan envisage a 3-storey building on a smaller footprint, the two textural references in the Plan refer to possible size as:

• The visual axis (between the cabstand and the waterfront) is announced at the southern end by the new library and on the dockside by a landmark residential tower (Block L).
• 3-storey community accommodation/4-7 storey apartment buildings.

Under these circumstances the proposed building needed to be higher/grander than adjoining buildings in order to ‘announce’ the start of the East Portishead area. With a mix of library, community and residential use, the height and scale of the building (as revised) is not in conflict with the aspirations of the Master Plan.

It must be understood that planning permission has already been granted in 2004 for the erection of library facility, to include ‘residential development’

The issue of height is dealt with in Issue 2 of this report. The density of development is judged satisfactory and appropriate basement/frontage parking is provided. The proposed public spaces and circulation areas are designed to a high standard.

It is therefore considered that the applicants have had full regard to the requirements of Development Plan and approved ‘outline’ application in developing this scheme and there is no objection to the scheme in principle.

Issue 2: The design, setting scale and bulk of the building

As can be seen in issue 1 above, the Master Plan approved in 2002 envisaged the creation of a prominent building on this site.

Each edge of this site is of critical importance in terms scale and relationship with its environs. The key frontages are those fronting the Cabstand and the “diagonal” pedestrian route between the High Street and the waterfront. The corner facing the High Street is of particular significance. The general principal has been to fix the height and bulk of development to bring it into scale with surrounding new buildings. The buildings to the north (Brunel Court) and east (Waitrose etc.) should be used as a reference for the massing of new buildings, to achieve continuity. The revised scheme achieves the above objectives.

The existing buildings in the area are generally of 3 to 4 storey in scale, however the proposed library building is increased in height at the “bow” well away from adjoining buildings. In urban design terms the overall scale of the development is acceptable, albeit, it is acknowledged that residents within Brunel Court have expressed some concern about the massing of the building. These concerns have largely been addressed by a reduction of the east wing to the same height of Brunel Court.

Nevertheless, the overall scale of the building is of critical importance as it and the building itself has a landmark role. The “bow” of this building is proposed to have a striking appearance from the High Street and its massing is acceptable at this location, and provides an “iconic” statement which will significantly enhance the overall regeneration area, whilst, providing a key community facility.

The proposed site sits at the border between the existing old town of Portishead and the new development incorporating the quays and harbourside beyond. As such the new building is seen as an opportunity to create a prominent building at this important transition point between the two elements of the developing town.

In addition to the main feature element on the south western corner, the design has been formulated so that residential units are not provided at ground floor level. The whole ground floor element of the proposed development will have a public face with the children’s section of the library located at the “bow”, giving it added prominence.

The major principle of the development in relation to scale and massing was that the residential elements above the library would form an “L” shape to the north and west with the “internal” element of the proposal (the main library space) facing the new landscaped areas to the inner side.

The major features of the building encourage the extension of the High Street in the direction of the waterfront. The scale creates a significant element to the front of the site but also reduces the scale of the residential elements to provide continuity with the adjacent Brunel Court.

In general massing terms the major element on the south western corner of the site is the highest, with the residential units and the library itself stepping down around the site towards Brunel Court. The lowest element of the development is on the “inner” side facing the new landscaped court.

The scale and form of the materials at the ground floor level to the “internal” side of the development have been carefully considered in order to provide an appropriate relationship to pedestrian traffic. The residential elements to the north and west of the site are provided in a more urban form to the main street frontage.

In conclusion, the design and scale of the proposal is in line with the Local Plan Policy CON/1 and replacement Plan Policy GDP/3 and the massing of the proposed development has been carefully considered in relation to the surrounding buildings. Shadow studies have been undertaken to assess any impact that is likely to occur to Brunel Court, and the general siting of the residential element developed so that the residential units above the cafe do not protrude beyond any windows to the south western corner of Brunel Court. Likewise the height of the proposed development has been carefully considered/revised to provide a sympathetic relationship with Brunel Court but at the same time provide a significant, larger element to the southwestern corner of the site that the site demands in order to form a gateway to the quays development.

Issue 3: Highway, access and car parking

The highway issues are:

(a) Access:

The vehicular access to the development is from Station Road, incorporating a new access to the Brunel Court. It is proposed that the new access serves both developments, as was envisaged in the original Master Plan. The current access to Brunel Court is to be ‘absorbed’ into the library development. The route to the Brunel Court car park is to be moved, within the existing highway land to facilitate the development. The two parking spaces lost as a result of the new access to the Brunel Court car park are to be replaced as a part of the development.

The access will serve the external parking for the library, the basement parking beneath the library building and also the Brunel Court parking. The relocation of the current route to Brunel Court to facilitate access is acceptable. The changes will mean that the Brunel Court car park will be entered toward the middle of the area rather than one end at present. The effect of the change will be likely to have little impact upon safe access onto Station Road and the manoeuvrability within Brunel Court car park.

(b) Parking:

The plans include two parking areas. One on the route to the Brunel Court car park, where it is stated that there is intended to be 2 spaces for library use, and another 22 spaces accessed by a ramp to the basement. The basement parking is intended to be for the residential occupants. The ratio of spaces to units is 0.70 (22 spaces for 32 flats). Given the town centre location it is considered that that a reduced parking ratio is permissible and in accord with national and local policies. The standards in the current adopted local plan specify a maximum of 2 spaces per dwelling. However, in practice lesser amounts of parking have been accepted with flatted developments, especially so in a town centre location.

The emerging Local Plan standard for the residential element of this development would suggest a maximum of 34 spaces (11 x 1 bed flats @ 0.75 spaces, 16x 2 bed flats @ 1.25 spaces and 5 x 3 bed flats at 2 spaces the total reduced by 10% for a town location). The 36 spaces would be acceptable in any location within the urban area; however in a central location with good accessibility, the figure would be expected to be significantly lower. The ‘weight’ of the standards in the replacement plan is a significant issue and regard should be taken of the new standards which accord with current government guidance. It is considered that the amount of parking is in accord with the spirit of both local and national standards and as such should be accepted.

PPG 13 (Transport) suggests that councils should not require greater amounts of parking than a developer wishes to provide, unless there are demonstrable highway safety or traffic management reasons to require higher levels of parking.

The replacement Local Plan Policy T/6 states that: 'provision below the maximum standard is encouraged' but sets further tests if the provision is 10% or more below. In this case, as the 22 spaces are fewer than stated in the Plan it has to be shown that there will be no unacceptable impact on on-street parking. Policy T/6 adds that a lower standard may be required where the development has good access to means of travel other than by car, including good walking and cycling links.  There can be little doubt that this centrally located site is a location where a lower standard is appropriate.

There are over 300 parking spaces at the Waitrose car park for visitors to the District Centre that includes the new library. Waitrose has confirmed that the car park is available for all users of the Town Centre facilities. The car park will be available at all times whether or not the supermarket is trading unless difficulties arise due to vandalism or disturbance to local residents. Planning permission was granted for the Waitrose Store in 2002 with a condition that requires the car park to be made available for adjoining District Centre Users. The condition was intended “to ensure that a dual purpose car park is provided to serve both visitors to the foodstore and to the wider Portishead area.”

The library would tend to be used as a part of the ‘linked trip’ (shop etc) and thus no specific parking would be required. Equally, the community space is considered not to require on-site parking in this ‘central’ location.

(c) Servicing Facilities:

The plans include a yard to the rear of the site, where all elements of the building can be serviced.

(d) Cycle Parking:

A library will generate cycle trips