Agenda item

Further to minute 137 of the City Plans Panel meeting held on 16^th January 2014, where Panel received a pre-application presentation on proposals for a wind mitigation scheme, to consider the formal application

(report attached)

  The Head of Planning Services, Mr Sellens, joined the meeting at this point

  Further to minute 137 of the City Plans Panel meeting held on 16^th January 2014, where Panel received a pre-application presentation on proposals for a wind mitigation scheme at Bridgewater Place, the Panel considered a further report of the Chief Planning Officer setting out the formal application

  Plans, photographs, drawings and graphics were displayed at the meeting.  A Members site visit had taken place earlier in the day and Members had viewed a model of the proposals on site

  The Deputy Area Planning Manager – Central Area Team - presented the report

  The background to the application was outlined

  Members were informed that over 30 wind mitigation schemes had been tested, with the one being presented to Members being the most effective, given the physical constraints of the site  This would comprise 3 baffles over Water Lane, a canopy attached to the north side of the building – supported by 10 columns and a combination of vertical screens and a canopy on the west side, together with a screen adjacent to The Grove Public House

  The wind baffles would be porous and be of a natural mill finish of marine grade aluminium, rather than painted to keep future maintenance to a minimum.  The baffles would be located at least 6m above ground level and be supported by columns.  The width of the baffles would be 20m wide for two of the baffles with the remaining baffle being 25m wide

  The measures would be seen as part of the base of Bridgewater Place, so the visual impact of the structures would be mitigated by the scale of the building, with Officers being of the view that in the context of the surrounding buildings, the works would not unduly dominate the area

  Members were informed that with the implementation of the proposed wind mitigation measures, the environment would be made much safer for pedestrians and vehicles; this being demonstrated by the applicant and confirmed by the Council’s independent wind consultant

  For the measures to be implemented, some highways alterations would be required, which included, a reduction in the left-hand turning lane to Victoria Road; the introduction of ‘Trieff’ curbing and pedestrian guard rails and the realignment of the pedestrian crossing facility, with these being detailed in the report before Panel

  Members commented on the application, with the main issues relating to:

·  the timescale for the implementation of the scheme, if granted permission

·  the surface finish of the baffles and the weathering of these

·  the testing of wind speed measurements with concerns that heights of 1.5m – 2.1m above the surface had only been tested and that in view of the tragic incident which had occurred at the site involving a HGV and a pedestrian, that greater height measurements should have been tested, in this particular case

·  the possibility of wind affecting a high sided vehicle from a different angle

·  the reduction in the number of baffles from 4 proposed in the pre-application presentation

·  the undoubted need for the mitigation measures but concerns about the design of the baffles and that they did not relate to the surrounding buildings

·  the highways arrangements

·  maintenance issues

Representatives of CCPI – the site’s owners; Buro Happold –

Engineering Consultants; Chetwoods Architects and RWDI – the Council’s independent wind consultants – were in attendance with Officers to respond to queries and comments from Members

·  on the issue of timescale, Members were informed that the intention was to complete the works within 12 months, however, it would be necessary to clear all of the pre-start conditions

·  that marine grade aluminium finish had been used on The Deep, in Hull, which had been open for over 10 years, with the material not having rusted and having weathered well.  Whilst accepting Bridgewater Place was a different environment, the representative of Chetwoods Architects stated he was satisfied the proposed finish was appropriate for this scheme and would endure

·  that in terms of heights for wind testing measurements, the standard heights had been used.  Additionally, wind speeds around the country had been studied and reviewed.  The Council’s independent wind consultant stated that there was no standard for wind speed for high-sided vehicles; that there were complexities around driver experience; behaviour and size and shape of the vehicle and that wind speed for pedestrians was the focus

·  that the direction of travel of vehicles had been examined and that the proposals showed that wind speeds along Victoria Road would be calmed

·  that further testing had been carried out after the pre-application presentation and that 3 baffles were now being proposed which would still provide an effective solution whilst also overcoming practical issues of siting these structures in the highway

·  regarding the design of the baffles, tight engineering constraints had been applied which had left little which could be changed, however it had been felt that a ‘snow plough’ arrangement was not acceptable in appearance but the degree of variation of the design of the baffles was minimal

·  that all of the existing vehicular manoeuvres would still be able to be undertaken at the junction

On the issue of maintenance of the wind mitigation structures, the

Transport Development Services Manager stated that discussions on this matter were continuing and would be dealt with as part of a S278 agreement, with the Council adopting the baffles and maintaining them at the applicant’s expense.  The Deputy Area Planning Manager informed Panel that as the baffles would be sited in the highway, agreement would be needed from the Highways Authority, but this was not required as part of the planning application

  Members acknowledged the need for the scheme but raised concerns at the timescale of 12 months for implementation and the need for the scheme to be delivered as soon as possible.  The importance of ensuring the traffic restrictions - which might be needed during the construction process - were well handled, was stressed

  The importance of monitoring the scheme was also highlighted

  The Chief Planning Officer suggested that in respect of condition 2 set out in the submitted report, this be amended to include the wording ‘submitted and implemented in accordance with the timescales ….’

  RESOLVED -  That the application be granted subject to the conditions set out in the submitted report, with condition 2 to read’ A scheme for the monitoring of the wind environment to be submitted and implemented in accordance with the timescales agreed pursuant to condition 1, for the purposes of reconsidering the existing road closure protocols and assessing the effectiveness of the mitigation measures, shall be submitted to, agreed in writing by the Local Planning Authority and implemented.  The scheme shall incorporate details of further mitigation measures where these are found to be necessary by the monitoring exercise