APPLICATION NO: 16/02208/FUL	OFFICER: Mrs Emma Pickernell	
DATE REGISTERED: 13th December 2016	DATE OF EXPIRY : 14th March 2017	
WARD: Benhall/The Reddings	PARISH: 	
APPLICANT:	Hinton Properties (Grovefield Way) Ltd	
LOCATION:	Land At North Road West And Grovefield Way Cheltenham	
PROPOSAL:	Hybrid application seeking detailed planning permission for a 5,034 sq.m of commercial office space (Use Class B1), 502 sq.m day nursery (Use Class D1), 1,742 sq.m supermarket food retail unit (Class A1), a 204 sq.m coffee shop retail unit and drive-thru (Use Classes A1 and A3), with associated parking, landscaping and infrastructure works. Outline planning permission sought for the erection of 8,034 sq.m of commercial office space (Use Class B1), together with associated car parking, landscaping and infrastructure works, with all matters reserved (except access).	

CONSULTATIONS
 Land Drainage Officer
 GCC Local Flood Authority (LLFA)
 Tewkesbury Borough Council
 Natural England
 Cheltenham & Tewkesbury Cycling Campaign
 Sabina Tang Landscape Architect
 Property Services
 Urban Design
 Ubico Ltd
 Architects Panel
 Land Drainage Officer
 GCC Local Flood Authority (LLFA)
 Tewkesbury Borough Council
 Natural England
 Cheltenham & Tewkesbury Cycling Campaign
 Sabina Tang Landscape Architect
 Property Services
 Urban Design
 Ubico Ltd
 Architects Panel
 National Planning Casework Unit
 Parish Council
 Gloucestershire Centre For Environmental Records
 Tree Officer
 GCC Highways Planning Liaison Officer
 Environment Agency
 Environmental Health
 Strategic Land Use Team
 GCC Community Infrastructure Team
 Historic England
 Severn Trent Water Ltd
 Cheltenham Civic Society
 Building Control
 Highways Agency
 Architects Panel
 National Planning Casework Unit
 Parish Council
 Gloucestershire Centre For Environmental Records
 Ward Councillors
 Tree Officer
 GCC Highways Planning Liaison Officer
 Environment Agency
 Environmental Health
 Strategic Land Use Team
 GCC Community Infrastructure Team
 Historic England
 Severn Trent Water Ltd
 Cheltenham Civic Society
 Building Control
 Highways Agency
 Cheltenham Civic Society

Responses
 
Land Drainage Officer

Geoff Beer 20th January 2017
Given that the drainage strategy proposes the use of SuDS to attenuate flow up to the 1 in 100 year (+ 40% climate change) event and limits flow to no greater than green field scenarios; I raise no objection.

Detailed drainage design and layout including SuDS features should be submitted in the first instance to the Lead Local Flood Authority. Email: suds@gloucestershire.gov.uk    

GCC Local Flood Authority (LLFA)

David Graham 1st February 2017
I have reviewed the above planning application in relation to surface water drainage and flood risk. As this is a hybrid application I have separated my comments for Phase 2 & 3 as set out below.
Phase 2
The Lead Local Flood Authority (LLFA) has no objection to this application but recommends that any approval is dependant on the below described Conditions which take account of the following comments. The applicant has outlined a surface water drainage strategy for Phase 2 of this development which incorporates the balancing pond approved and constructed for Phase 1. Surface water run off from roofs and impermeable areas will be managed via a combination of permeable paving and cellular storage with a controlled discharge through a balancing pond at the Phase 2
pre-development Greenfield QBar runoff rate. This rate is 8.4 l/s but will combine with the existing 1.8 l/s entering the balancing pond from the access road runoff (Phase 1) resulting in a controlled discharge of 10.2 l/s. Discharge is to the unnamed watercourse at the northern boundary of the site.
Please note that any related structures within this watercourse may require consent under the Land Drainage Act from Cheltenham Borough Council.
Whilst a quantity of 487m3 of attenuation is attributed to the site's permeable paving it is unclear whether this surface water is to be discharged via the balancing pond and to the watercourse or whether it is proposed to infiltrate directly to ground. If infiltration is proposed evidence is required how this will be achieved given the ground investigation results provided. Clarification will be required within the detailed design on these points. Regarding the use of cellular storage, in addition to its inclusion in a detailed maintenance schedule the LLFA would wish to see details of how any proprietary system proposed can be effectively cleaned.
Phase 3
This is an outline application and the LLFA has no objection to the proposed drainage strategy of discharging the Phase 3 surface water runoff to the same watercourse as Phase 2. This is the natural catchment for the runoff and it is proposed to limit the discharge to the pre-development Greenfield QBar rate of 5.7 l/s. It is recommended that any approval is also dependant on the below described Conditions.
Conditions
Condition 1: No development approved by the permission shall be commenced until a detailed
drainage strategy based upon the approved drainage strategy submitted for Phase 2 and 3,
Coirinthian Park, Cheltenham, Reference 16-6953 has been submitted to and approved in writing by the Local Planning Authority. If an alternative strategy or amendments are required, it must be submitted to and approved by the LPA. The drainage scheme shall be carried out in accordance with the approved details.
Reason: To ensure the development is provided with a satisfactory means of drainage and thereby preventing the risk of flooding. It is important that these details are agreed prior to the commencement of development as any works on site could have implications for drainage and water quality in the locality.
Condition 2: No development shall be put in to use/occupied until a SUDS maintenance plan for all SuDS/attenuation features and associated pipework has been submitted to and approved in writing by the Local Planning Authority. The approved SUDS maintenance plan shall be implemented in full in accordance with the agreed terms and conditions.
Reason: To ensure the continued operation and maintenance of drainage features serving the site and avoid flooding.
NOTE 1 :The Lead Local Flood Authority (LLFA) will give consideration to how the proposed sustainable drainage system can incorporate measures to help protect water quality, however pollution control is the responsibility of the Environment Agency
NOTE 2 : Future management of Sustainable Drainage Systems is a matter that will be dealt with by the Local Planning Authority and has not, therefore, been considered by the LLFA.
NOTE 3: Any revised documentation will only be considered by the LLFA when resubmitted through suds@gloucestershire.gov.uk e-mail address. Please quote the planning application number in the subject field.

David Graham 29th August 2017
I have reviewed the additional drainage and Flood Risk Assessment documents
dated 1/8/17 reference: Issue 2, FRA-16-6953.

The proposed discharge rates from Phases 2 & 3 remain as described in the
applicant's first submission i.e. 10.2 l/s via the Highway pond for Phase 2 (and
existing access road) and a proposed 5.7 l/s controlled by a separate device for
Phase 3. Both Phases discharge to the watercourse on the site's northern
boundary.

The additional information clarifies that infiltration will not be viable and therefore the
proposed permeable paving will accommodate surface water for storage only. The
remaining storage requirement will be held in geocellular crates with the final amount
to be determined in the detailed design stage.

The LLFA therefore recommends that the Conditions suggested in correspondence
dated 5 January 2017 remain valid.

NOTE 1 :The Lead Local Flood Authority (LLFA) will give consideration to how the proposed sustainable drainage system can incorporate measures to help protect water quality, however pollution control is the responsibility of the Environment Agency

NOTE 2 : Future management of Sustainable Drainage Systems is a matter that will be dealt with by the Local Planning Authority and has not, therefore, been considered by the LLFA.

NOTE 3: Any revised documentation will only be considered by the LLFA when resubmitted through suds@gloucestershire.gov.uk e-mail address. Please quote the planning application number in the subject field.
 
Natural England

Kathryn Davies 10th January 2017
Thank you for your consultation on the above dated 21 December 2016 which was received by Natural England on 21 December 2016.

Natural England is a non-departmental public body. Our statutory purpose is to ensure that the natural environment is conserved, enhanced, and managed for the benefit of present and future generations, thereby contributing to sustainable development.

The Wildlife and Countryside Act 1981 (as amended)
The Conservation of Habitats and Species Regulations 2010 (as amended)

Natural England's comments in relation to this application are provided in the following sections.

Statutory nature conservation sites - no objection

Natural England has assessed this application using the Impact Risk Zones data (IRZs) and is satisfied that the proposed development being carried out in strict accordance with the details of the application, as submitted, will not damage or destroy the interest features for which Badgeworth SSSI has been notified. We therefore advise your authority that this SSSI does not represent a constraint in determining this application. Should the details of this application change, Natural England draws your attention to Section 28(I) of the Wildlife and Countryside Act 1981 (as amended), requiring your authority to re-consult Natural England.

Protected species
We have not assessed this application and associated documents for impacts on protected species.
      Natural England has published Standing Advice on protected species.

Page 2 of 2
You should apply our Standing Advice to this application as it is a material consideration in the determination of applications in the same way as any individual response received from Natural England following consultation.
The Standing Advice should not be treated as giving any indication or providing any assurance in respect of European Protected Species (EPS) that the proposed development is unlikely to affect the EPS present on the site; nor should it be interpreted as meaning that Natural England has reached any views as to whether a licence is needed (which is the developer's responsibility) or may be granted.

If you have any specific questions on aspects that are not covered by our Standing Advice for European Protected Species or have difficulty in applying it to this application please contact us with details at consultations@naturalengland.org.uk.

Local sites
If the proposal site is on or adjacent to a local site, e.g. Local Wildlife Site, Regionally Important Geological/Geomorphological Site (RIGS) or Local Nature Reserve (LNR) the authority should ensure it has sufficient information to fully understand the impact of the proposal on the local site before it determines the application.

Biodiversity enhancements
This application may provide opportunities to incorporate features into the design which are beneficial to wildlife, such as the incorporation of roosting opportunities for bats or the installation of bird nest boxes. The authority should consider securing measures to enhance the biodiversity of the site from the applicant, if it is minded to grant permission for this application. This is in accordance with Paragraph 118 of the National Planning Policy Framework. Additionally, we would draw your attention to Section 40 of the Natural Environment and Rural Communities Act (2006) which states that 'Every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity'. Section 40(3) of the same Act also states that 'conserving biodiversity includes, in relation to a living organism or type of habitat, restoring or enhancing a population or habitat'.
Sites of Special Scientific Interest Impact Risk Zones

The Town and Country Planning (Development Management Procedure) (England) Order 2015 requires local planning authorities to consult Natural England on "Development in or likely to affect a Site of Special Scientific Interest" (Schedule 4, w). Our SSSI Impact Risk Zones are a GIS dataset designed to be used during the planning application validation process to help local planning authorities decide when to consult Natural England on developments likely to affect a SSSI. The dataset and user guidance can be accessed from the data.gov.uk website

We would be happy to comment further should the need arise but if in the meantime you have any queries please do not hesitate to contact us.

Alison Watson 5th September 2017
Thank you for your consultation.
 
Natural England has previously commented on this proposal and made comments to the authority in our letter dated 10 January 2017
 
The advice provided in our previous response applies equally to this amendment although we made no objection to the original proposal.
 
The proposed amendments to the original application are unlikely to have significantly different impacts on the natural environment than the original proposal.  
 
Should the proposal be amended in a way which significantly affects its impact on the natural environment then, in accordance with Section 4 of the Natural Environment and Rural Communities Act 2006, Natural England should be consulted again.  Before sending us the amended consultation, please assess whether the changes proposed will materially affect any of the advice we have previously offered.  If they are unlikely to do so, please do not re-consult us.
 
Urban Design

Sabina Tang 28th September 2017
Comments:	Access and connectivity
Please integrate the scheme layout with existing developments and wider movement network within and beyond the site, as well as prioritise movement by sustainable transport modes.

Soft landscape
Planting layout details appear random & there is no evidence of a planting strategy to demonstrate any logic to the detail information. Please submit a planting strategy drawing. Please submit a landscape management plan. Please submit a drawing clearly indicating existing vegetation and proposed planting arrangements
       Hard landscape
Please submit a drainage and water management plan incorporating sustainable design. Please modify hard landscape proposal to facilitate pedestrian/cyclist access and reinforce a sense of place.

Contradictory/unclear information

- Unmatched legend/unexplained symbol in planting proposal and illustrative masterplan 
- Spelling error with planting schedule
- East elevation of Office 1 didn't reflect the proposed design.

Architects Panel

Anthony Lewis 6th February 2017
Design Concept 
The Panel had no objection to the principle of the development on this
site which had already received outline consent ref 14/01323/OUT.
However, the panel had concerns that the quality of the architecture
proposed was generally poor and a wasted opportunity for such a
"gateway" site location on the edge of Cheltenham.

Design Detail
The panel felt the site layout of the approved Masterplan where the
new buildings address the spine road was more successful than
submitted scheme which is dominated by a sea of car-parks.
The architecture is very bland and uninspiring.

The spaces around the buildings provide no amenity value and the
panel questioned the suitability of a Nursery in the location proposed.

Recommendation 
Not supported.
 
Tree Officer

Mr Christopher Chavasse 13th September 2017
Given that the majority of trees are of low BS5837 (2012) category and are due to be retained as well as a high quality soft landscape proposal, the CBC Tree Section dos not object to this application providing various clarifications can be made as a part of the application or agreed as Reserved Matters:
1) The proposed Aldi supermarket is to be adjacent to North Road west and opposite several private dwellings. The proposed Planting proposals drawing (no 07-sheet 2 of 3) of 23/6/17 shows boundary treatment planting of hedgerow species with several lime and pine oak and alder trees within metres of the side of this building. It is anticipated that if these trees are allowed to mature, they will be considered too close to this building and there will likely be pressure from the owners to remove them. Similarly, in winter months, such trees (other than the canopy of the pine) will not offer sufficient screening to the residents of these properties. It may be better to choose evergreen species along this area. Holm oak (Quercus robur) is one such broadleaved evergreen which grows fast even in poor conditions and will also tolerate harsh pruning (away from the side of Aldi). It may be prudent to change the proposed Tilia cordata (lime) for shade tolerant hornbeam to grow adjacent as well as a high proportion of native holly within the hedgerow planting mix. 
2) It is noted that there are many ash trees within this hedgerow along North Road West. Given that ash die-back has now reached Cheltenham, most ash trees are anticipated to have died within the next decade. As such new planting proposals along the whole of the boundary with North Road west should be reconsidered and significant numbers of proposed new alternative species should be proscribed. Alder trees may grow well and be suitable to this location.
3) The hedge line along North Road west is species rich and of significant ecological value, but requires maintenance. Details of all pruning/thinning should be agreed. This should also take account of the need to create space for new planting mix as recommended as well as proposed new trees. 
4) There are also several 'stand alone' young ash trees along Grovefield Way which are shown as being retained. Such trees should now be removed and replaced. The planting of eg Japanese hornbeam (Carpinus japonica) may look well against the Acer X freemanii' Autumn Blaze' in the autumn.
5) It is noted that there are many ash trees adjacent to but outside this site boundary adjacent to the A40. Unless new trees are planted now, this dual carriageway could be substantially denuded of trees and views into the site from the A40 will be most apparent. Similarly, noise from the A40 traffic will be perceived to be more noticeable within the site. The absorption of airborne particulates will decrease if such an existing boundary treatment all but disappears. Agreement should be made with the County Council (the owner) to replant and this area.
6) Experience has shown that the ground is composed of a high proportion of heavy clay. Similarly, clay was spread over the surface of this site from the adjacent BMW site 3-4 years ago. As such all buildings must take account of such ground conditions in the foundation design. Alternatively, if buildings beginning to subside, the removal of trees to reduce/remove such incidence of subsidence may become inevitable. 
7) Root trainers must be inserted into all tree pits where such tree pits are within or adjacent to hard surfacing. Whilst such root directors have been described within car parking areas, there are many shallow rooted trees (alder, birch etc) recommended in other hard landscaped areas. 
8) There are no planting details evident for the western most part of this site (ie the Elmfarm side of the site). It is assumed that this is an oversight.
9) T's 26+27 (a blackthorn and a crab apple are situated outside the site and within the garden of Elm farm. It is also noted that there is a proposed parking area designated. Whilst the parking bays themselves are outside the Root Protection Area of these trees, and given that the land slopes away in this corner of the site, it is important that land levels are not increased to the boundary. Any such levelling must finish outside the 4.7 metres RPA of the adjacent apple.
 
GCC Highways Planning Liaison Officer

Dave Simmons 24th October 2017
I refer to the above planning application received on the 21st December 2016 with submitted details;
Application Form, Design & Access Statement, Design & Access Statement Addendum, Planning Statement,
Transport Assessment, Travel Plan, DLA.1755.L.09 Rev C - Landscaping Masterplan, 178.06 Rev A - Proposed
Block Plan, 178.59 Rev D - ALDI HGV Tracking, 178.60 Rev E - HDN Refuse Tracking, 178.61 Rev E - Costa Refuse
Tracking, 178.62 Rev D - Costa Vehicle Tracking, 178.63 Rev F - Office Accommodation Refuse Vehicle Tracking,
178.96 Rev B - Block Plan, MJA-P105-4392-D Car Park Lighting, SK01 Rev A - Commercial Access Viz, 178 ALDI
DMP, 178 Costa DMP, 178 HDN DMP, 178.103 - Costa Delivery Tracking, 1605,13_TN01 - Technical Note,
Parking Accumulation Feb 17, TS5132_Cheltenham_Data_Volume_Report, 178-100 Rev A - Proposed Phasing Plan.

Location:
The application site is situated adjacent to Grovefield Way, a class 3 highway subject to a 40mph speed restriction. The site falls within Greenbelt land to the West of Cheltenham with the A40 "Golden Valley" bordering the Northern boundary. Grovefield Way adjoins the A40, to the north, at the strategically important Arle Court Roundabout. Connection to the Strategic Road Network is via Junction 11 of the M5 located to the West. Grovefield Way is bordered to the east by retail, commercial and residential developments of The Reddings and Up Hatherley. Grovefield Way becomes Cold Pool Lane to the South East before adjoining Up Hatherley Way which provides connection to the A46. North Road West is a class 4 highway and abuts the sites southern boundary and links to the class 3 Badgeworth Road to the west.

History:
The site has a detailed planning history with a number of previous granted permissions, Outline Planning permission (ref 05/00799/OUT), was granted for the erection of 22,000sqm of B1 employment use in 2007 across the entirety of the 6.4ha site. The approval of reserved matters (ref 09/00720/REM, 10/00468/TIME, and
12/01086/REM) was granted in 2013.

Since 2007, the North East portion of the site has been subject to separate planning applications, ref 13/01101/FUL and 14/00656/FUL for the erection of a flagship BMW car sales and servicing garage comprising 7595sqm. This site has been fully built out.

Extant permission was granted for the remaining portion of the site for 16,800sqm of B1 employment use in 2014 under ref 14/01323/OUT and provides the site with a fall-back position that will be considered as material when assessing the current proposal.

Overall Site Access:
The proposed access road and junction with Grovefield Way was agreed and deemed acceptable as apart of the adjoining 2014 BMW Car sales application. The 160m access road that serves the car sales will form the access road for this application and will be extended into the proposed site.

Pedestrian access will be provided by the extension of the footways that are to serve the BMW car sales garage.

Accessibility:
Sustainable Travel services and opportunities are available on Grovefield Way to the South of the site; A40 East and West bound carriageways to the North East and Hatherley Lane, opposite ASDA, to the East. Grovefield Way features a shared footway/cycleway on the Eastern side. The cycleway leads to Arle Court
roundabout with access to the northern arms provided by a subway. The subway also allows access to the eastbound bus stops on the A40, Cheltenham Side. To the South the cycleway/footway connects to The Reddings and the A46. Pedestrian movements south of the site are supported by a pelican crossing which allows access to
The Reddings from North Road West and the proposed development site. The cycle facilities form part of NCR 41.

Public Transport:
Bus services are available at the stops located 350m to the south of the development site on Grovefield Way and 550m East on Hatherley Lane. This stop is served by the J and K service running on a frequency of 1 every 90 minutes. Further stops are available on the A40 east of Arle Court Roundabout some 750m North East. The Stops are served by Stagecoach service 94/94U/N94 which provide regular services to Gloucester and Cheltenham Centres every 10 minutes during peak periods and 30 minutes approximately off peak, with services running 7 days a week. These services provide a reliable sustainable transport alternative to that of the private motor car
and have the potential to encourage a modal shift. The IHT Providing for Journeys on Foot document table 3.2 states that a desirable walking distance to a bus stop is 500m, with a distance of up to 1000m being regarded as acceptable. The development site is therefore sustainably located and accessible via a number of non-car based
alternative transport methods.

Local Highway Network:
Grovefield Way:
Grovefield Way is a class 3 highway with a 40mph speed restriction. It connects with the A40 to the North, Cold Pool Lane and The Reddings to the South East. The highway is a single carriageway, two-way working local distributor with a width approximately 7.3m. Grovefield Way is street lit with a combined cycleway/pedestrian
footway with small grass verge creating a buffer to the carriageway on the eastern site. There is a new footway on the Western side of Grovefield Way, approximately 85m in length, and terminates at a pedestrian tactile crossing to the Eastern side. This crossing was granted permission as a part of the access arrangements for the
BMW car sales garage.

A40:
The A40 is located approximately 500m to the North East of the development site and is accessed via the Arle Court Roundabout. The East and West bound carriageways are duelled with two through lanes in either direction.
The Arle Court Roundabout is signal controlled on the major A40 approach arms but is not signalised on the Hatherley Lane, B4063 Gloucester Road and Fiddlers Green Lane approach arms.

Personal Injury Collisions:
I have undertaken an interrogation of all recorded personal injury collisions over a 5 year period between 1st January 2012 and 31st March 2017 (Last recorded incident). During that study period there has been 13 recorded personal injury collisions of which 9 were recorded as slight injury and 4 were recorded as serious injury. The collisions reports attributed the causation factor as driver error or misjudgement rather than attributing blame upon the highway and its layout. Therefore, there are no highway safety deficiencies in the proximity of the proposed development.

Detailed application Access and Layout:
The development is to make use of an existing priority junction with Right turn holding lane constructed for the BMW car sales garage. The access is suitable for the expected levels and type of traffic, with footways extending into the site either side of the main access road which has a width of 7.2m complying with the local design guidance as shown by dwg 178-96 Rev B. A number of dropped kerb, tactile crossing points are located along the access road at points of pedestrian desire to the surrounding uses. The internal junctions provide adequate emerging visibility splays to ensure that the layout minimises conflict between traffic, cyclists or pedestrians.
Drawing 178.59 Rev D - ALDI HGV Tracking demonstrates the vehicle manoeuvre required for a 16.5m articulated HGV to access, turn and egress the site in forward gear. The HGV will require a reverse manoeuvre through the western portion of the ALDI car park in order to access the service yard, this will not take place
without a suitably trained banks-person ensuring that vehicles and/or pedestrians do not come into conflict with the HGV. To ensure that direct contact cannot occur between the HGV and nursery occupants a fence has been installed between the nursery and car park to ensure that children are prevented from directly entering the car park. The Tracking plan is supported by a delivery management plan which can be secured by planning condition. The Articulated HGV can adequately enter, turn and egress the site to and from Grovefield Way with out conflicting kerb-lines, vertical structures, trees or formal parking spaces.

The Costa coffee unit can be adequately accessed by a rigid body delivery vehicle and 3 axle refuse vehicle without conflicting kerb-lines, vertical structures, trees or formal parking spaces as shown on plans 178.61 Rev E and 178.103. A delivery management plan has also been submitted and can be secured by planning condition.
The Happy Days Nursery can also be adequately serviced as demonstrated by plan 178.90 Rev E - HDN Refuse Tracking. A Delivery Management Plan has also been submitted and will be secured by condition. Drawing 178.63 - Office Accommodation Refuse Vehicle Tracking has demonstrated that two HGV's can
adequately pass one another on the internal access road. The refuse vehicle can adequately enter, turn and egress the office car park without conflict, with sufficient inter-visibility between vehicles.

Detailed application Parking Provision:
Gloucestershire no longer has parking standards. Proposed development parking provision should be determined using the methodology set out by Paragraph 39 of the NPPF. A parking accumulation study has also been undertaken to demonstrate the suitability of the proposed parking arrangements.

Office block 1 and 2 has a parking provision of 222 spaces. The accumulation study 'Parking Accumulation Feb 17' determined a weekday peak demand of 222 spaces. The site is accessible to sustainable transport opportunities with regular bus services available within a reasonable walking distance, particularly the services on the A40 to
the north east. The development site provides cycle parking and links with the existing cycle facilities on Grovefield Way to ensure safe cycle access and to encourage additional cycle users. Furthermore the office aspects of the development has means of limiting and/or controlling the number of employees that can access the car park which can be supported with Travel Plan measures to encourage alternative travel means.

The ALDI, Costa and Nursery have provided a provision of 154 spaces containing 9 disabled, 12 parent/child and 2 electric charging spaces. The Weekday peak demand was established as 69 spaces according to the parking accumulation study. The max weekend demand was recorded at 109 spaces. The development has provided
adequate levels of parking in accordance with the NPPF. It is unlikely that any development traffic will be displaced upon the wider highway network. An additional demand generated by the proposal can be accommodated within the site access road.

A parking management scheme can be conditioned to ensure that the parking is maintained available for customers of ALDI, Costa and the nursery only and not to be used by the office employees.

Outline Application Access:
8034sqm of B1 office use is subject to Outline planning permission with access being considered at this point.
Access is provided by a continuation of the main access road from Grovefield way to a car park at the south-western point of the development serving office block 3. A further priority T-junction provides access to a northern car park to serve office block 4. The extension of the access road to provide access is suitable. The priority junction can support two-way working and provides adequate visibility. It must be noted that landscaping plan DLA-1755-L.09. Rev C demonstrates tree planting within the visibility splay. The splay should be maintained clear with any planting and landscaping being located behind the splay. This can be secured by way of planning condition.

The internal layouts and parking provisions for office block 3 and 4 will be agreed at reserved matters stage and details of can be secured by planning condition.

Proposed Trip Generation:
The submitted Transport Assessment's TRICS analysis has proposed that the development will generate the following peak hour two-way trips.
B1 Office (Detailed) 	151 AM - 127 PM
B1 Office (Outline) 	200 AM - 168 PM
A1 Aldi Store 		35 AM - 157 PM
A1/A3 Costa 		55 AM - 49 PM
D1 Nursery			57 AM - 47 PM

Costa:
The Costa Coffee shop has had a linked-trip/pass-by trip discount applied. It is likely that the Costa will be utilised in conjunction with an existing trip upon the network such as visiting the Aldi store or other commercial/retail uses in the vicinity, or while passing-by whilst travelling to a wider destination. A reduction of 50% new trips has
been applied and is deemed reasonable. The Costa will not generate a high number of primary "new" trips where the destination was to be the Costa. The linked/Pass-by discount ensures that no double counting of new trips occurs and skews the likely trip generation.

Aldi:
The Aldi store is also likely to generate a number of linked trips. The very nature of the discount food-store is that they sell a limited range of discounted food and non-food items with patrons completing their "shop" at other retailers. This would mean the Aldi stores trips will be linked with another destination and potentially already
utilising the network. Therefore a reduction of 30% can be applied to take account of the linked trips and to again avoid a double count occurring for a trip that was already on the network. TRICS Research Report 14-1 says a 30% reduction is reasonable and such reduction is accepted by the Highway Authority.

Nursery:
The Nursery proposed trip rates are based upon staff numbers whilst the other uses were based upon the GFA/GEA. The Highway Authority had concerns that the use of staff numbers may result in a trip rate that is less than what may be generated when the trip rates are determined using GFA/GEA, this also may affect the number
of parking spaces required for the nursery. To address the concerns of the Highway Authority, the Transport Consultants submitted a trip comparison as well as a letter from the Nursery end user stating the exact number of staff that will be employed (27). The comparison demonstrated that there was an immaterial difference between the trip rates using staff numbers or GFA/GEA. The trip rates therefore proposed using the staff numbers is deemed acceptable.

Permitted Trip Rates Vs Proposed Trip Rates:
The following table outlines the difference in trips between the consented (2014) and proposed (2016/2017) developments, the proposed development trip rates have had the linked/pass-by discount applied.

Overall Trip Rate Summary:

2014 AM (Consented) 441 		2014 PM (Consented) 460
BMW Garage (Committed) 111	BMW Garage (Committed) 111
Total AM Trips 552			Total PM Trips 571
Consented/Committed			Consented/Committed

2017 AM (Proposed) 459 		2017 PM (Proposed) 476
Total AM Trips 2017 570 		Total PM Trips 2017 587
Difference +18 				Difference +16

The table above demonstrates that the proposed mixed used development will generate an additional 18 vehicle trips in the AM and an additional 16 trips in the PM weekday peaks compared to the extant permission. The impact is being considered in the weekday peak periods due to the background traffic that occurs at weekends
being lower.

Base Traffic Flow Review:
I have obtained traffic flow data for Grovefield way and Hatherley Lane (North) between the Grovefield Way and Arle Court roundabouts. The traffic flow data was undertaken by GCC. The Grovefield way and Hatherley Lane north surveys were undertaken during the month of March 2017. I have not considered the week 13th - 19th March as this is Cheltenham Gold Cup week and the area may have been subject to extra-ordinary traffic flows which would not be representable of a typical day in that location.

The Grovefield Way ATC recorded a 5 day (workday) average of 920 movements in the AM peak (8-9am) and 928 movements in the PM (5-6pm) peak. 624 (67.8%) were routed northbound towards the Grovefield Way roundabout in the AM peak. 579 (62.39%) were routed southbound in the PM peak.

The Hatherley Lane (North) ATC recorded a 5 day (workday) average of 1872 in the AM peak and 1941 in the PM peak. 882 (47.11%) vehicles were routed eastbound towards the Arle Court roundabouts in the AM peak whilst 989 (49.5%) were routed westbound towards the Grovefield Way roundabout in the same period. During the PM
peak 924 vehicles were routed eastbound and 1017 westbound.

The GCC ATC survey undertaken on Hatherley Lane (North) is comparable in terms of traffic pattern to the survey undertaken by the applicant and attached as appendix A of the Transport Assessment.

The ATC surveys have demonstrated that vehicle flow is high within the Local Highway Network. The development will generate an additional 18 vehicles in the AM and 16 in the PM peak hours. The additional vehicles on top of the base flow and previously consented trips would not be regarded as a significant increase
given the high levels of background flow. The previous planning history cannot be ignored and the sites extant permission will generate additional vehicle movements within the Grovefield Area. The previous permission can be implemented at anytime and the impact of which was deemed acceptable. The current proposals additional
vehicle trips on top of what could occur is not significant.

Travel Plan:
A framework Travel Plan has been submitted as part of the application. The aim of framework Travel Plan is to act as an 'umbrella plan' for the site as a whole. Each individual use of the site will be required to provide there own site/use specific Travel Plan prior to occupation. The Travel Plan can be secured by way of planning
condition.

Summary Comments:
Grovefield Way and the local network to Arle Court Roundabout are constrained with high traffic flow and queues/delays at peak times. This may make the additional vehicle traffic generated by this development seem significant when assessed or viewed in isolation, however the previous extant permission carries significant
weight in planning terms and must be considered when assessing the current proposal. Although each application has to be assessed on their own merits, this site has previously been deemed acceptable for development in planning terms for B1 Office Use. The number of additional trips generated by this current application compared to the extant permission, which can be implemented at any time, is not significant. There have also been no material changes in national and local planning policy since the previous applications permission was granted. It is for that reason that the highway authority finds no reasonable grounds for the refusal of permission to this
application.
       I recommend that no Highway Objection be raised subject to the following       condition(s).

Full Application Conditions:
Condition #1 Construction Method Statement:
No development shall take place, including any works of demolition, until a construction method statement has been submitted to, and approved in writing by, the local planning authority. The approved statement shall be adhered to throughout the construction period. The Statement shall:

i. specify the type and number of vehicles;
ii. Provide for the parking of vehicles of site operatives and visitors;
iii. Provide for the loading and unloading of plant and materials;
iv. Provide for the storage of plant and material used in constructing the development;
v. provide for wheel washing facilities to control the emission of dirt or dust;
vi. Provide the intended hours of operations;
vii. Provide a plan of the site compound.

Reason: To reduce the potential impact on the public highway and accommodate the efficient delivery of goods and supplies in accordance with Section 4 of the NPPF.

Condition #2 Car Parking:
Prior to beneficial occupation of the proposed development, the car parking, turning, loading and unloading facilities shall be provided in accordance with the approved plan and shall be maintained available for that purpose thereafter.

Reason: To reduce potential highway impact by ensuring that vehicles do not have to park on the highway resulting in a severe impact contrary to Section 4 of the NPPF.

Condition #3 Costa Delivery Management Plan:
Upon beneficial occupation of the development, the submitted Costa Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.

Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #4 ALDI Delivery Management Plan:
Upon beneficial occupation of the development, the submitted ALDI Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.

Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #5 Happy Days Nursery Delivery Management Plan:
Upon beneficial occupation of the development, the submitted Happy Days Nursery Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.

Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #6 Cycle parking:
Prior to beneficial occupation of the proposed development, the cycle parking/storage facilities shall be provided in accordance with the approved plan and shall be maintained available for that purpose thereafter.

Reason: To reduce potential highway impact by ensuring that vehicles do not have to park on the highway resulting in a severe impact contrary to Section 4 of the NPPF.

Condition #7 Personal Planning Permission:
Notwithstanding the Town and Country Planning (Use Classes) Order 1987 and Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and/or re-enacting those orders with or without modification), the ALDI premises shall not be used other than as a Discount Food-Store and shall not be
used for any other purpose falling within Use Classes A1; without express planning permission.

Reason: Alternative use would require further consideration by the Local Planning Authority because of traffic/parking implications, having regard to the provisions of the Section 4 of the NPPF.

Condition #8 Car Parking Management Scheme:
Details of a car parking management scheme to limit office employment parking occurring within the retail element of the development during Office opening hours shall be submitted to and approved in writing by the Local Planning Authority. The approved plans shall then be implemented on first occupation of any B1 Office
block and adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.

Reason: To ensure that adequate parking provision is provided in order to minimise any potential highway safety implications of displaced parking and to minimise conflict between traffic, cyclists or pedestrians in accordance with Section 4 of the NPPF.

Condition #9 Travel Plan:
The approved Travel Plan and any associated site/use specific Travel Plans shall be implemented in accordance with the details and timetable therein, and shall be continued thereafter, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the opportunities for sustainable transport modes are taken up in accordance with paragraphs 32 and 36 of the NPPF.

Condition #10 Highway Works, Pedestrian Crossing Points:
Prior to works commencing on the development hereby permitted, details of pedestrian dropped kerb tactile
crossing points across Grovefield Way in the proximity of the bus stops south of the development site shall be submitted to and agreed in writing by the Local Planning Authority, the works shall then be constructed in accordance with the approved plan and made available for public use prior to first occupation of the buildings hereby permitted.

Reason: To ensure that the priority is given to pedestrian and cycle movements and that a safe and secure layout that minimises conflict can be created in accordance with Paragraph 35 of the NPPF.

Condition #11 Estate Roads:
No building on the development shall be occupied until the carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public highway to that building(s) have been completed to at least binder course level and the footway(s) to surface course level.

Reason: To minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with Section 4 of the NPPF.

Outline Application Conditions:
Outline Condition #1 Estate Roads:
Details of the layout and access, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out in accordance with the approved plans. No dwelling on the development shall be occupied until the
carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public Highway to that dwelling have been completed to at least binder course level and the footway(s) to surface course level.

Reason: To minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with Section 4 of the NPPF.

Outline Condition #2 Future Maintenance:
No development shall be commenced until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved in writing by the local planning authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as either a dedication agreement has been entered into or a private management and maintenance company has been established.

Reason: To ensure that safe, suitable and secure access is achieved and maintained for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with the National Planning Policy Framework and to establish and maintain a strong sense of place to create attractive and comfortable places to
live, work and visit as required by paragraph 58 of the NPPF.

Outline Condition #3 Priority Junction Visibility Splays:
The vehicular access hereby permitted shall not be brought into use until the existing roadside frontage boundaries have been set back to provide visibility splays extending from a point 2.4m back along the centre of the access measured from the public road carriageway edge (the X point) to a point on the nearer carriageway edge of the public road 43m distant in both directions (the Y points). The area between those splays and the carriageway shall be reduced in level and thereafter maintained so as to provide clear visibility between 1.05m and 2.0m at the X point and between 0.6m and 2.0m at the Y point above the adjacent carriageway level.

Reason: To reduce potential highway impact by ensuring that adequate visibility is provided and maintained and to ensure that a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians is provided in accordance with Section 4 of the NPPF.

Outline Condition #4 Vehicular Parking, Turning and Loading/Unloading:
The details to be submitted for the approval of reserved matters shall include vehicular parking and turning and
loading/unloading facilities within the site, and the building(s) hereby permitted shall not be occupied until those facilities have been provided in accordance with the approved plans and shall be maintained available for those purposes for the duration of the development.

Reason: To ensure that a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians is provided in accordance with Section 4 of the NPPF.

Outline Condition #4 Cycle Parking:
The development hereby permitted shall not be occupied until details of secure and covered cycle storage facilities have been made available in accordance with details to be submitted to and approved in writing by the LPA.

Reason: To ensure that adequate cycle parking is provided, to promote cycle use and to ensure that the opportunities for sustainable transport modes have been taken up in accordance with paragraph 32 of the National Planning Policy Framework.

Outline Condition #5 Fire hydrant:
No development shall commence on site until a scheme has been submitted to, and agreed in writing by the council, for the provision of fire hydrants (served by mains water) and no dwelling shall be occupied until the hydrant serving that property has been provided to the satisfaction of the council.

Reason: To ensure adequate water infrastructure is made on site for the local fire service to tackle any property fire in accordance with Paragraphs 32 & 35 of the NPPF.

Outline Condition #6 Travel Plan:
No works shall commence on the development hereby permitted until a Travel Plan has been submitted to and agreed in writing by the Local Planning Authority, setting out;

i. objectives and targets for promoting sustainable travel,
ii. appointment and funding of a travel plan coordinator,
iii. details of an annual monitoring and review process,
iv. means of funding of the travel plan, and;
v. an implementation timetable including the responsible body for each action.

The approved Travel Plan and any associated site/use specific Travel Plans shall be implemented in accordance with the details and timetable therein, and shall be continued thereafter, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the opportunities for sustainable transport modes are taken up in accordance with paragraphs 32 and 36 of the NPPF.

Statement of Due Regard
Consideration has been given a

Dave Simmons 4th December 2017

I refer to the above planning application received on the 21st December 2016 with submitted details;
Application Form, Design & Access Statement, Design & Access Statement Addendum, Planning Statement,
Transport Assessment, Travel Plan, DLA.1755.L.09 Rev C - Landscaping Masterplan, 178.06 Rev A - Proposed
Block Plan, 178.59 Rev D - ALDI HGV Tracking, 178.60 Rev E - HDN Refuse Tracking, 178.61 Rev E - Costa Refuse
Tracking, 178.62 Rev D - Costa Vehicle Tracking, 178.63 Rev F - Office Accommodation Refuse Vehicle Tracking,
178.96 Rev B - Block Plan, MJA-P105-4392-D Car Park Lighting, SK01 Rev A - Commercial Access Viz, 178 ALDI
DMP, 178 Costa DMP, 178 HDN DMP, 178.103 - Costa Delivery Tracking, 1605,13_TN01 - Technical Note,
Parking Accumulation Feb 17, TS5132_Cheltenham_Data_Volume_Report, 178-100 Rev A - Proposed Phasing Plan.

Location:
The application site is situated adjacent to Grovefield Way, a class 3 highway subject to a 40mph speed restriction. The site falls within Greenbelt land to the West of Cheltenham with the A40 "Golden Valley" bordering the Northern boundary. Grovefield Way adjoins the A40, to the north, at the strategically important Arle Cour Roundabout. Connection to the Strategic Road Network is via Junction 11 of the M5 located to the
West. Grovefield Way is bordered to the east by retail, commercial and residential developments of The Reddings and Up Hatherley. Grovefield Way becomes Cold Pool Lane to the South East before adjoining Up Hatherley Way which provides connection to the A46. North Road West is a class 4 highway and abuts the sites southern
boundary and links to the class 3 Badgeworth Road to the west.

History:
The site has a detailed planning history with a number of previous granted permissions, Outline Planning permission (ref 05/00799/OUT), was granted for the erection of 22,000sqm of B1 employment use in 2007 across the entirety of the 6.4ha site. The approval of reserved matters (ref 09/00720/REM, 10/00468/TIME, and
12/01086/REM) was granted in 2013.

Since 2007, the North East portion of the site has been subject to separate planning applications, ref 13/01101/FUL and 14/00656/FUL for the erection of a flagship BMW car sales and servicing garage comprising 7595sqm. This site has been fully built out.

Extant permission was granted for the remaining portion of the site for 16,800sqm of B1 employment use in 2014 under ref 14/01323/OUT and provides the site with a fall-back position that will be considered as material when assessing the current proposal.

Overall Site Access:
The proposed access road and junction with Grovefield Way was agreed and deemed acceptable as apart of the adjoining 2014 BMW Car sales application. The 160m access road that serves the car sales will form the access road for this application and will be extended into the proposed site.

Pedestrian access will be provided by the extension of the footways that are to serve the BMW car sales garage.

Accessibility:
Sustainable Travel services and opportunities are available on Grovefield Way to the South of the site; A40 East and West bound carriageways to the North East and Hatherley Lane, opposite ASDA, to the East. Grovefield Way features a shared footway/cycleway on the Eastern side. The cycleway leads to Arle Court roundabout with access to the northern arms provided by a subway. The subway also allows access to the eastbound bus stops on the A40, Cheltenham Side. To the South the cycleway/footway connects to The Reddings and the A46. Pedestrian movements south of the site are supported by a pelican crossing which allows access to
The Reddings from North Road West and the proposed development site. The cycle facilities form part of NCR 41.

Public Transport:
Bus services are available at the stops located 350m to the south of the development site on Grovefield Way and 550m East on Hatherley Lane. This stop is served by the J and K service running on a frequency of 1 every 90 minutes. Further stops are available on the A40 east of Arle Court Roundabout some 750m North East. The Stops are served by Stagecoach service 94/94U/N94 which provide regular services to Gloucester and Cheltenham Centres every 10 minutes during peak periods and 30 minutes approximately off peak, with services running 7 days a week. These services provide a reliable sustainable transport alternative to that of the private motor car
and have the potential to encourage a modal shift. The IHT Providing for Journeys on Foot document table 3.2 states that a desirable walking distance to a bus stop is 500m, with a distance of up to 1000m being regarded as acceptable. The development site is therefore sustainably located and accessible via a number of non-car based
alternative transport methods.

Local Highway Network:

Grovefield Way:
Grovefield Way is a class 3 highway with a 40mph speed restriction. It connects with the A40 to the North, Cold Pool Lane and The Reddings to the South East. The highway is a single carriageway, two-way working local distributor with a width approximately 7.3m. Grovefield Way is street lit with a combined cycleway/pedestrian
footway with small grass verge creating a buffer to the carriageway on the eastern site. There is a new footway on the Western side of Grovefield Way, approximately 85m in length, and terminates at a pedestrian tactile crossing to the Eastern side. This crossing was granted permission as a part of the access arrangements for the
BMW car sales garage.

A40:
The A40 is located approximately 500m to the North East of the development site and is accessed via the Arle Court Roundabout. The East and West bound carriageways are duelled with two through lanes in either direction.The Arle Court Roundabout is signal controlled on the major A40 approach arms but is not signalised on the
Hatherley Lane, B4063 Gloucester Road and Fiddlers Green Lane approach arms.

Personal Injury Collisions:
I have undertaken an interrogation of all recorded personal injury collisions over a 5 year period between 1st January 2012 and 31st March 2017 (Last recorded incident). During that study period there has been 13 recorded personal injury collisions of which 9 were recorded as slight injury and 4 were recorded as serious injury.

The collisions reports attributed the causation factor as driver error or misjudgement rather than attributing blame upon the highway and its layout. Therefore, there are no highway safety deficiencies in the proximity of the proposed development.

Detailed application Access and Layout:
The development is to make use of an existing priority junction with Right turn holding lane constructed for the BMW car sales garage. The access is suitable for the expected levels and type of traffic, with footways extending into the site either side of the main access road which has a width of 7.2m complying with the local design
guidance as shown by dwg 178-96 Rev B. A number of dropped kerb, tactile crossing points are located along the access road at points of pedestrian desire to the surrounding uses. The internal junctions provide adequate emerging visibility splays to ensure that the layout minimises conflict between traffic, cyclists or pedestrians.
Drawing 178.59 Rev D - ALDI HGV Tracking demonstrates the vehicle manoeuvre required for a 16.5m articulated HGV to access, turn and egress the site in forward gear. The HGV will require a reverse manoeuvre through the western portion of the ALDI car park in order to access the service yard, this will not take place without a suitably trained banks-person ensuring that vehicles and/or pedestrians do not come into conflict with the HGV. To ensure that direct contact cannot occur between the HGV and nursery occupants a fence has been installed between the nursery and car park to ensure that children are prevented from directly entering the car park. The Tracking plan is supported by a delivery management plan which can be secured by planning condition. The Articulated HGV can adequately enter, turn and egress the site to and from Grovefield Way with out conflicting kerb-lines, vertical structures, trees or formal parking spaces.

The Costa coffee unit can be adequately accessed by a rigid body delivery vehicle and 3 axle refuse vehicle without conflicting kerb-lines, vertical structures, trees or formal parking spaces as shown on plans 178.61 Rev E and 178.103. A delivery management plan has also been submitted and can be secured by planning condition.
The Happy Days Nursery can also be adequately serviced as demonstrated by plan 178.90 Rev E - HDN Refuse Tracking. A Delivery Management Plan has also been submitted and will be secured by condition.

Drawing 178.63 - Office Accommodation Refuse Vehicle Tracking has demonstrated that two HGV's can adequately pass one another on the internal access road. The refuse vehicle can adequately enter, turn and egress the office car park without conflict, with sufficient inter-visibility between vehicles.

Detailed application Parking Provision:
Gloucestershire no longer has parking standards. Proposed development parking provision should be determined using the methodology set out by Paragraph 39 of the NPPF. A parking accumulation study has also been undertaken to demonstrate the suitability of the proposed parking arrangements.

Office block 1 and 2 has a parking provision of 222 spaces. The accumulation study 'Parking Accumulation Feb 17' determined a weekday peak demand of 222 spaces. The site is accessible to sustainable transport opportunities with regular bus services available within a reasonable walking distance, particularly the services on the A40 to
the north east. The development site provides cycle parking and links with the existing cycle facilities on Grovefield Way to ensure safe cycle access and to encourage additional cycle users. Furthermore the office aspects of the development has means of limiting and/or controlling the number of employees that can access the car park which can be supported with Travel Plan measures to encourage alternative travel means.

The ALDI, Costa and Nursery have provided a provision of 154 spaces containing 9 disabled, 12 parent/child and 2 electric charging spaces. The Weekday peak demand was established as 69 spaces according to the parking
accumulation study. The max weekend demand was recorded at 109 spaces. The development has provided adequate levels of parking in accordance with the NPPF. It is unlikely that any development traffic will be displaced upon the wider highway network. An additional demand generated by the proposal can be accommodated within the site access road.

A parking management scheme can be conditioned to ensure that the parking is maintained available for customers of ALDI, Costa and the nursery only and not to be used by the office employees.

Outline Application Access:
8034sqm of B1 office use is subject to Outline planning permission with access being considered at this point. Access is provided by a continuation of the main access road from Grovefield way to a car park at the south-western point of the development serving office block 3. A further priority T-junction provides access to a northern car park to serve office block 4. The extension of the access road to provide access is suitable. The priority junction can support two-way working and provides adequate visibility. It must be noted that landscaping plan DLA-1755-L.09. Rev C demonstrates tree planting within the visibility splay. The splay should be maintained clear with any planting and landscaping being located behind the splay. This can be secured by way of planning condition.

The internal layouts and parking provisions for office block 3 and 4 will be agreed at reserved matters stage and details of can be secured by planning condition.

Proposed Trip Generation:
The submitted Transport Assessment's TRICS analysis has proposed that the development will generate the following peak hour two-way trips.

B1 Office (Detailed) 151 AM - 127 PM
B1 Office (Outline) 200 AM - 168 PM
A1 Aldi Store 35 AM - 157 PM
A1/A3 Costa 55 AM - 49 PM
D1 Nursery 57 AM - 47 PM

Costa:
The Costa Coffee shop has had a linked-trip/pass-by trip discount applied. It is likely that the Costa will be utilised in conjunction with an existing trip upon the network such as visiting the Aldi store or other commercial/retail uses in the vicinity, or while passing-by whilst travelling to a wider destination. A reduction of 50% new trips has
been applied and is deemed reasonable. The Costa will not generate a high number of primary "new" trips where the destination was to be the Costa. The linked/Pass-by discount ensures that no double counting of new trips occurs and skews the likely trip generation.

Aldi:
The Aldi store is also likely to generate a number of linked trips. The very nature of the discount food-store is that they sell a limited range of discounted food and non-food items with patrons completing their "shop" at other retailers. This would mean the Aldi stores trips will be linked with another destination and potentially already utilising the network. Therefore a reduction of 30% can be applied to take account of the linked trips and to again avoid a double count occurring for a trip that was already on the network. TRICS Research Report 14-1 says a 30% reduction is reasonable and such reduction is accepted by the Highway Authority.

Nursery:
The Nursery proposed trip rates are based upon staff numbers whilst the other uses were based upon the GFA/GEA. The Highway Authority had concerns that the use of staff numbers may result in a trip rate that is less than what may be generated when the trip rates are determined using GFA/GEA, this also may affect the number
of parking spaces required for the nursery. To address the concerns of the Highway Authority, the Transport Consultants submitted a trip comparison as well as a letter from the Nursery end user stating the exact number of staff that will be employed (27). The comparison demonstrated that there was an immaterial difference between the trip rates using staff numbers or GFA/GEA. The trip rates therefore proposed using the staff numbers is deemed acceptable.

Permitted Trip Rates Vs Proposed Trip Rates:
The following table outlines the difference in trips between the consented (2014) and proposed (2016/2017) developments, the proposed development trip rates have had the linked/pass-by discount applied.

Overall Trip Rate Summary:
2014 AM (Consented) 441 2014 PM (Consented) 460
BMW Garage (Committed) 111 BMW Garage (Committed) 111
Total AM Trips
Consented/Committed
552 Total PM Trips
Consented/Committed
571
2017 AM (Proposed) 459 2017 PM (Proposed) 476
Total AM Trips 2017 570 Total PM Trips 2017 587
Difference +18 Difference +16

The table above demonstrates that the proposed mixed used development will generate an additional 18 vehicle trips in the AM and an additional 16 trips in the PM weekday peaks compared to the extant permission. The impact is being considered in the weekday peak periods due to the background traffic that occurs at weekends
being lower.

Base Traffic Flow Review:
I have obtained traffic flow data for Grovefield way and Hatherley Lane (North) between the Grovefield Way and Arle Court roundabouts. The traffic flow data was undertaken by GCC. The Grovefield way and Hatherley Lane north surveys were undertaken during the month of March 2017. I have not considered the week 13th - 19th March as this is Cheltenham Gold Cup week and the area may have been subject to extra-ordinary traffic flows which would not be representable of a typical day in that location.

The Grovefield Way ATC recorded a 5 day (workday) average of 920 movements in the AM peak (8-9am) and 928 movements in the PM (5-6pm) peak. 624 (67.8%) were routed northbound towards the Grovefield Way roundabout in the AM peak. 579 (62.39%) were routed southbound in the PM peak.

The Hatherley Lane (North) ATC recorded a 5 day (workday) average of 1872 in the AM peak and 1941 in the PM peak. 882 (47.11%) vehicles were routed eastbound towards the Arle Court roundabouts in the AM peak whilst 989 (49.5%) were routed westbound towards the Grovefield Way roundabout in the same period. During the PM
peak 924 vehicles were routed eastbound and 1017 westbound.

The GCC ATC survey undertaken on Hatherley Lane (North) is comparable in terms of traffic pattern to the survey undertaken by the applicant and attached as appendix A of the Transport Assessment.

The ATC surveys have demonstrated that vehicle flow is high within the Local Highway Network. The development will generate an additional 18 vehicles in the AM and 16 in the PM peak hours. The additional vehicles on top of the base flow and previously consented trips would not be regarded as a significant increase given the high levels of background flow. The previous planning history cannot be ignored and the sites extant permission will generate additional vehicle movements within the Grovefield Area. The previous permission can be implemented at anytime and the impact of which was deemed acceptable. The current proposals additional
vehicle trips on top of what could occur is not significant.

Travel Plan:
A framework Travel Plan has been submitted as part of the application. The aim of framework Travel Plan is to act as an 'umbrella plan' for the site as a whole. Each individual use of the site will be required to provide there own site/use specific Travel Plan prior to occupation. The Travel Plan can be secured by way of planning condition.

Summary Comments:
Grovefield Way and the local network to Arle Court Roundabout are constrained with high traffic flow and queues/delays at peak times. This may make the additional vehicle traffic generated by this development seem significant when assessed or viewed in isolation, however the previous extant permission carries significant
weight in planning terms and must be considered when assessing the current proposal. Although each application has to be assessed on their own merits, this site has previously been deemed acceptable for development in planning terms for B1 Office Use. The number of additional trips generated by this current application compared to the extant permission, which can be implemented at any time, is not significant. There have also been no material changes in national and local planning policy since the previous applications permission was granted. It is for that reason that the highway authority finds no reasonable grounds for the refusal of permission to this
application.

I recommend that no Highway Objection be raised subject to the following condition(s).

Full Application Conditions:

Condition #1 Construction Method Statement:
No development shall take place, including any works of demolition, until a construction method statement has been submitted to, and approved in writing by, the local planning authority. The approved statement shall be adhered to throughout the construction period. The Statement shall:

i. specify the type and number of vehicles;
ii. Provide for the parking of vehicles of site operatives and visitors;
iii. Provide for the loading and unloading of plant and materials;
iv. Provide for the storage of plant and material used in constructing the development;
v. provide for wheel washing facilities to control the emission of dirt or dust;
vi. Provide the intended hours of operations;
vii. Provide a plan of the site compound.

Reason: To reduce the potential impact on the public highway and accommodate the efficient delivery of goods
and supplies in accordance with Section 4 of the NPPF.

Condition #2 Car Parking:
Prior to beneficial occupation of the proposed development, the car parking, turning, loading and unloading facilities shall be provided in accordance with the approved plan and shall be maintained available for that purpose thereafter.
Reason: To reduce potential highway impact by ensuring that vehicles do not have to park on the highway resulting in a severe impact contrary to Section 4 of the NPPF.

Condition #3 Costa Delivery Management Plan:
Upon beneficial occupation of the development, the submitted Costa Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.
Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #4 ALDI Delivery Management Plan:
Upon beneficial occupation of the development, the submitted ALDI Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.
Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #5 Happy Days Nursery Delivery Management Plan:
Upon beneficial occupation of the development, the submitted Happy Days Nursery Delivery Management Plan shall be adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.
Reason: To minimise hazards and inconvenience for users of the development by ensuring a safe and secure layout that minimises conflict between traffic, cyclists and pedestrians in accordance with Section 4 of the NPPF.

Condition #6 Cycle parking:
Prior to beneficial occupation of the proposed development, the cycle parking/storage facilities shall be provided in accordance with the approved plan and shall be maintained available for that purpose thereafter.
Reason: To reduce potential highway impact by ensuring that vehicles do not have to park on the highway resulting in a severe impact contrary to Section 4 of the NPPF.

Condition #7 Personal Planning Permission:
Notwithstanding the Town and Country Planning (Use Classes) Order 1987 and Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and/or re-enacting those orders with or without modification), the ALDI premises shall not be used other than as a Discount Food-Store and shall not be
used for any other purpose falling within Use Classes A1; without express planning permission.
Reason: Alternative use would require further consideration by the Local Planning Authority because of traffic/parking implications, having regard to the provisions of the Section 4 of the NPPF.

Condition #8 Car Parking Management Scheme:
Details of a car parking management scheme to limit office employment parking occurring within the retail element of the development during Office opening hours shall be submitted to and approved in writing by the Local Planning Authority. The approved plans shall then be implemented on first occupation of any B1 Office
block and adhered to in all respects unless amendments to the plan have first been agreed in writing by the Local Planning Authority.
Reason: To ensure that adequate parking provision is provided in order to minimise any potential highway safety implications of displaced parking and to minimise conflict between traffic, cyclists or pedestrians in accordance with Section 4 of the NPPF.

Condition #9 Travel Plan:
The approved Travel Plan and any associated site/use specific Travel Plans shall be implemented in accordance with the details and timetable therein, and shall be continued thereafter, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the opportunities for sustainable transport modes are taken up in accordance with paragraphs 32 and 36 of the NPPF.

Condition #10 Highway Works, Pedestrian Crossing Points:
Prior to works commencing on the development hereby permitted, details of pedestrian dropped kerb tactile crossing points across Grovefield Way in the proximity of the bus stops south of the development site shall be submitted to and agreed in writing by the Local Planning Authority, the works shall then be constructed in
accordance with the approved plan and made available for public use prior to first occupation of the buildings hereby permitted.
Reason: To ensure that the priority is given to pedestrian and cycle movements and that a safe and secure layout that minimises conflict can be created in accordance with Paragraph 35 of the NPPF.

Condition #11 Estate Roads:
No building on the development shall be occupied until the carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public highway to that building(s) have been completed to at least binder course level and the footway(s) to surface course level.
Reason: To minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with Section 4 of the NPPF.

Outline Application Conditions:
Outline Condition #1 Estate Roads:
Details of the layout and access, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out in accordance with the approved plans. No dwelling on the development shall be occupied until the
carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public Highway to that dwelling have been completed to at least binder course level and the footway(s) to surface course level.
Reason: To minimise hazards and inconvenience for users of the development by ensuring that there is a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with Section 4 of the NPPF.

Outline Condition #2 Future Maintenance:
No development shall be commenced until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved in writing by the local planning authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as either a dedication agreement has been entered into or a private management and maintenance company has been established.
Reason: To ensure that safe, suitable and secure access is achieved and maintained for all people that minimises the conflict between traffic and cyclists and pedestrians in accordance with the National Planning Policy Framework and to establish and maintain a strong sense of place to create attractive and comfortable places to
live, work and visit as required by paragraph 58 of the NPPF.

Outline Condition #3 Priority Junction Visibility Splays:
The vehicular access hereby permitted shall not be brought into use until the existing roadside frontage boundaries have been set back to provide visibility splays extending from a point 2.4m back along the centre of the access measured from the public road carriageway edge (the X point) to a point on the nearer carriageway edge of the public road 43m distant in both directions (the Y points). The area between those splays and the carriageway shall be reduced in level and thereafter maintained so as to provide clear visibility between 1.05m and 2.0m at the X point and between 0.6m and 2.0m at the Y point above the adjacent carriageway level.
Reason: To reduce potential highway impact by ensuring that adequate visibility is provided and maintained and to ensure that a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians is provided in accordance with Section 4 of the NPPF.

Outline Condition #4 Vehicular Parking, Turning and Loading/Unloading:
The details to be submitted for the approval of reserved matters shall include vehicular parking and turning and loading/unloading facilities within the site, and the building(s) hereby permitted shall not be occupied until those facilities have been provided in accordance with the approved plans and shall be maintained available for those
purposes for the duration of the development.
Reason: To ensure that a safe, suitable and secure means of access for all people that minimises the conflict between traffic and cyclists and pedestrians is provided in accordance with Section 4 of the NPPF.

Outline Condition #4 Cycle Parking:
The development hereby permitted shall not be occupied until details of secure and covered cycle storage facilities have been made available in accordance with details to be submitted to and approved in writing by the LPA.
Reason: To ensure that adequate cycle parking is provided, to promote cycle use and to ensure that the opportunities for sustainable transport modes have been taken up in accordance with paragraph 32 of the National Planning Policy Framework.

Outline Condition #5 Fire hydrant:
No development shall commence on site until a scheme has been submitted to, and agreed in writing by the council, for the provision of fire hydrants (served by mains water) and no dwelling shall be occupied until the hydrant serving that property has been provided to the satisfaction of the council.
Reason: To ensure adequate water infrastructure is made on site for the local fire service to tackle any property fire in accordance with Paragraphs 32 & 35 of the NPPF.

Outline Condition #6 Travel Plan:
No works shall commence on the development hereby permitted until a Travel Plan has been submitted to and agreed in writing by the Local Planning Authority, setting out;

i. objectives and targets for promoting sustainable travel,
ii. appointment and funding of a travel plan coordinator,
iii. details of an annual monitoring and review process,
iv. means of funding of the travel plan, and;
v. an implementation timetable including the responsible body for each action.

The approved Travel Plan and any associated site/use specific Travel Plans shall be implemented in accordance with the details and timetable therein, and shall be continued thereafter, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the opportunities for sustainable transport modes are taken up in accordance with paragraphs 32 and 36 of the NPPF.

Statement of Due Regard
Consideration has been given as to whether any inequality and c
 
Environment Agency

Ruth Clare 25th August 2017
We are in receipt of the additional information consultation for the above application. There was no checklist attached, however as advised at the time of the original application  the development does not feature in our checklist for consultation and as such we would refer you to our Standing Advice and have no bespoke comments to make.
 
Environmental Health

Mr Andrew Nunn 23rd October 2017
With regard to this application I should like to see the inclusion of conditions reinforcing the applicant's recommendations in their Contaminated Land report.

Contaminated Land
1) Provide gas protection to CS2 of CIRIA C665. The type of building proposed is commercial and for this Table 8.6 of CIRIA 665 indicates that the following special protection measures are required in the new buildings. 
' Reinforced cast in-situ floor slab with at least 1200 gauge DPM
' Beam block or precast concrete slab and at least 2000 gauge DPM/reinforced gas membrane
' Underfloor venting
' All joints and penetrations sealed
Underfloor venting is not required in large spaces such as warehouse but it is required where smaller rooms such as offices are present.

2) TP12 at 0.15 m showed elevated lead in the made ground. Therefore the made ground (0.3m thick) should be replaced in the vicinity of TP12 if soft landscaping is proposed in this area. 

Senior Environmental Health Officer
Public Protection
Cheltenham Borough Council
P.O. Box 12
Municipal Offices
Promenade
Cheltenham
Glos
GL50 1PP

Andrew Nunn 24th October 2017

Architects Panel

Anthony Lewis 13th October 2017
Design Concept The panel had already reviewed this application before. Revised drawings had been submitted which the panel thought was for a better scheme
with improvements to the site layout and landscape treatment.

Design Detail The panel remained concerned by the lack of external amenity spaces.
The layout of the offices 2, 3 and 4 to the west of the site looked particularly cramped and could be improved.

Recommendation Submit revised design proposals.
 
Parish Council

Peter Worsley 11th January 2017
I am writing on behalf of Up Hatherley Parish Council. At our most recent meeting, those present unanimously agreed to endorse the previous communications from Councillor Roger Whyborn, one of our own members as as well as being a Borough Councillor (see below for his repeated comments).

In addition to our wish to protect the unique local Green Belt from further desecration (it is the only one in the country which actively separates two large towns), we are particularly concerned about how the proposed development will impact on both local roads and smaller businesses.

We also request sensible use of S106 money in order to develop a traffic scheme in the area which will work for everyone. We would also point out there appears to be a surfeit of vacant office space in Cheltenham so why build any more?
 
Gloucestershire Centre For Environmental Records

Rob Curtis 9th January 2017
Biodiversity Report available to view in Documents Tab
 
Ward Councillors

Councillor Britter 21st September 2017

In my role as local ward councillor and a resident, having studied the revised plans and receiving much feedback from local residents I would like to confirm that I strongly oppose this application and my previous objections still stand.

There is extremely strong public opposition to the development which is supported by Alex Chalk, Cheltenham's MP and Martin Horwood the Lib Dem parliamentary candidate for Cheltenham. I have encouraged residents to forward their objections to you Most repeat their existing objections on the basis that it still does not address the fundamental issues. In their view the proposal constitutes a real issue of overdevelopment and will have an adverse effect on the neighbourhood.

Residents' objections and concerns to this proposal are as follows in no particular order:

Greenbelt
The site is currently within the greenbelt for which the National Planning Policy Framework, is explicit in stating that Green Belt boundaries should only be altered in exceptional circumstances. This proposal is not an exceptional circumstance with absolutely no evidence of a need for additional retail outlets or a child nursery. Within a short distance of the proposed site there is already a supermarket and a drive-through coffee shop all available within maximum 5 minutes' walk. The area also has a great deal of existing childcare especially at The Reddings Community Centre adjacent to the site.

The application attempts to pre-empt the current process of consultation and refinement of the emerging Joint Core Strategy. The Reddings Residents Association have lodged new evidence to the inspector in regard of this location which was not placed before her when the draft proposal was prepared. Until the inspector's findings are published, I do not believe that there are any valid grounds to permit consideration of this application.

The proposal to remove greenbelt status from the site once developed will be 'the thin end of the wedge' Already, I am aware that Newland Homes are seeking to develop housing on the new "defensible" greenbelt boundary on the opposite side of North Road West, adjacent to the community centre. This is in spite of Cheltenham Borough Council having already made its strategic allocations for housing and the land having assessed as being undeliverable and unsustainable.

As mentioned there are no exceptional circumstances to permit this proposed A and D class development within the greenbelt. The developer has extant outline planning permission for B1 office development which he could and should progress with.

Flood risk.
The development site has historically acted as soakaway and in more recently a run off for Grovefield Way. Since the adjacent BMW development has taken place localised flooded has occurred on many occasions not just as a result of heavy rain storms.
The National Planning Policy Framework suggests that new developments should not pass on flooding to a neighbouring sites yet I am told by neighbouring homeowners that their properties did not flood before the BMW development. Since its existence neighbours have written complaining that because the drainage system is antiquated and generally combines foul and storm water even during moderate rainstorm, the manholes in North Road West regularly lift and local flooding occurs. The Reddings Community Association are of the belief that the existing drainage system does not have adequate capacity and should be assessed before permission is granted as any upgrade work required will be a taxpayers expense.

The revised drawings do include additional water storage but it does seem that the discharge rates to the brook are unchanged and do not take account of the discharge that is already being directed there by the BMW development. Furthermore there are no calculations to show that the existing ditch drainage system can support the total discharge from both developments. In the absence of any obvious allowance for the site to be able to deal with the excess storm runoff from the A40 and Grovefield Way it seems logical that either Severn Trent Water/Gloucestershire Highways will need to improve the drainage from Grovefield Way to stop it flooding the development site and neighbouring properties or, that the proposed site designs need to be re adjusted to accommodate it.

Traffic congestion.
The transport infrastructure in this area is already congested without adding further Heavy Goods Vehicle traffic. The traffic problems that would be created by the proposed development are very serious with implications for The Reddings and the surrounding area. Traffic will be vastly increased along The Reddings, Grovefield Way and Hatherley Lane. Grovefield way, which was constructed as a link road is already unable to deal with the existing volumes of traffic at peak times and will become chronic with this proposed development opening. There has been a considerable amount of additional large local developments since the applicants submitted 2013 report which have not been taken into account. In addition, the bus route 99 which serves staff and patients of both Cheltenham General and Gloucester Royal hospitals now stops at the Park and Ride which will inevitably encourage more traffic into the area and will increase the requirement for parking in the Park and Ride again not included within the traffic modelling

A further important point picked up by The Residents' Association is that the applicant's transport statement reports that data was collected between 6 and 12 July 2016 and on Saturday 9 July. However, this is not a representative "neutral" month as set out in the Department of Transport's TAG Unit N.12 "Data sources and surveys" criteria. The transport statement report does not include consideration of servicing arrangements, or schedules, nor to undertake deliveries outside of normal opening hours although with the opening hours extending between 05:30 to 23:00, seven days per week, this would clearly be unpalatable in a largely residential area. This alone would be grounds to reject the application.

I am also aware as discussed at an earlier meeting the use of the JCS traffic evidence is limited and that further traffic surveys would be needed to verify the statements made

Residents have also raised concern about the Aldi service area, where delivery vehicles pulling into the supermarket car park will be close to the day care provision. The potential resulting conflict with users in particular the risk to the safety of children is considerable.

Traffic pollution.
The impact from the additional traffic created by the adjoining BMW showroom has been greater than anyone had envisaged. To increase it further would be disastrous. With the traffic becoming stationary with engines running, the pollution levels will inevitably increase. This is contrary to emerging evidence regarding pollution and health which is particularly detrimental on the physical and academic health of the very young.

As well as the pollution danger to residents, there is also a health risk to drivers and passengers inside vehicles. Tests have shown that the majority of pollutants inside a car originate from the vehicle immediately in front. The type of situation where vehicles queue nose to tail at an average gap of 3 to 4 metres between vehicles is particularly bad. Some vehicles, notably buses and heavy goods also ingest their own emissions and studies have shown that the worst pollution levels can be inside buses in a queue. Cyclists and motor cyclists would also experience high pollution levels.

Landscaping
It is acknowledged that the landscaping has been improved. However, the landscaping is still short of what is required. More tree screening is required along the whole boundary of the site especially with Grovefield Way and Shakespeare cottages to mitigate the light pollution from the development, as was the inspector's intention in 2007. Light pollution to neighbouring buildings and road users will be further aggravated by sun reflecting off the abundance of glazing and white render contained within the buildings.

Litter
As a result of the existing drive through a short distance away residents already have to clear up huge amounts of rubbish thrown out of cars ruining the appearance of residential roads and the surrounding area and impacting on the wildlife already struggling in the area. No additional bins have been suggested or clear up plan.

Damage to wildlife
The loss of natural habitat in the area will dramatically affect the wildlife.

Parking
There will be a further increase in parking in nearby roads from customers and employees of the new amenities. This has been proved by BMW staff not being allowed to park onsite and thereby parking in nearby residential areas. The applicant's intentions with regard how parking will be controlled is extremely worrying. As found with the 'Pure' office development insufficient parking provision was made as on any working day the nearby roads and pavements are clogged with parked vehicles. It is believed by residents that yet again the developer is being allowed to provide inadequate parking spaces and then just expecting neighbours and the Park and Ride to take the over spill. Currently neither Grovefield Way or the adjacent residual roads have any parking restrictions. Will a plan be developed to consider double yellow lining to avoid this potential issue before it even becomes a massive problem?.

Opening Times
The proposal to open between 05:30 to 23:00 hours, seven days per week, and 365 days of the year, is unacceptable it does not reflect any of the previous planning decisions and enforcements made upon other nearby similar businesses, and is entirely incompatible with a largely residential area.

A controversial development of this size, located on Green Belt land does not appear to be offering anything back to the community in terms of improved or additional amenities. The developer has gone against the clear indications of the inspector at the 2007 appeal in many ways. This behaviour would not be tolerated from domestic owners and a great many residents feel it unfair that different rules seem to be being applied. The residents of The Reddings are looking to the planning authority to fairly apply all of the planning regulations, the emerging JCS and local plans, properly assess the local development and erosion of the greenbelt and defend the main aim and ambitions of the area, which is to create well-paid, quality employment and not to throw precious sites away and exacerbate the existing challenges.

If local means local as the government have suggested then the community has spoken and their wishes and concerns should be listen to. For these reasons the application must be refused.

Councillor Roger Whyborn 3rd January 2017
I have a number of concerns about application 16/02208/FUL in several areas, and this email should be reads as constituting an objection (unless my views change as a result of later argumentation):

o	I share residents' concerns acutely about the effect of traffic in the approaches to the Grovefield Way (B&Q) roundabout, and knock-on effects to Arle Court, particularly in peak hours. It should be remembered that, at the time of writing, the BMW garage is not operational so the amount of traffic it will add is not yet being experienced; though I would agree with residents that it will likely be at the beginnings and ends of the day, where the roads in this area to and from Arle Court are already at saturation point.

o	It also has the potential to push additional traffic through both Hatherley Lane and Hatherley Road, and the Reddings, in an attempt to avoid Grovefield Way. At the moment you will possibly be ware that GCC are holding ASDA S106 money for traffic calming, (let alone making the problem worse with this new development). This needs to be sorted out before proceeding. I would slightly clarify the position as raised by objectors from Springfield on this subject. The true problem was that GCC botched the consultation by not listening to the recommendations of councillors and residents, and this subject therefore needs to be revisited.

o	The master plan gives every appearance of overdevelopment for the size of plot, and the infrastructure supporting it. I have concerns about the number of people who are going to be working and shopping on a relatively small site in relation to the number and size of businesses on it.

o	Can you assure me that there will be an impact assessment on other businesses in the area, particularly given the proximity of both Asda and other day nurseries, also the "Springfield Stores" in The Reddings & the smaller shops in Hatherley. And question about Usage category/Green Belt.

o	The Costa Coffee drive-thru application is concerning. Either it is serving Aldi and the nearby developments  in which case it doesn't need to be drive though, or it is catching passing traffic in Grovefield Way,  in which case we should be concerned about yet more traffic movements to/from Grovefield Way. The matter we should particularly worry about is users of the BMW garage who on being forced to wait at the garage, as people do for various reasons, may find the Costa fare (with some food?) more attractive than the single coffee provided by the garage; so an easy  pedestrian access between the sites I see as important, which does not currently appear to be the case.
 
Tree Officer

Mr Christopher Chavasse 6th January 2017
The Tree Section does not object to this application providing various clarifications and adjustments can be made.
Ash T21-The Root Protection Area of this tree is within the proposed car park. As such a suitably sized 'no dig' construction must be undertaken for parking in this area.
T28 is recommended for re-coppicing back to the original coppice points. It may be more successful if the new coppice height can be changed to 1-1.5 metres.
Trees 1-9 have been subject to an altered (increased) ground level. Whilst soil has been taken away from the trunk area, all new soil needs to be removed if these trees are to continue to thrive. This needs to be undertaken as a matter of urgency-whether planning permission is granted or not.
All Tree Protective Fencing must be installed prior to the commencement of any on site-work. Trees within G38, 39, 40 +41 are primarily ash with an understory of hawthorn. It is important that this ash and hawthorn is retained and the proposed 'Buffer Mix' is acceptable. This should make this hedge line denser and act as a visual screen from/into properties along North Road West (Shakespeare Cottages) as it matures. Due to the native species nature of that proposed, this should also enhance local wildlife. 
Similarly, the 'woodland' (G34) screening between this site and the A40 needs to be retained. It appears to have been already thinned of weaker specimens and no further thinning work is currently required. It is noted that new trees are to be planted within this area (or just south of it). Whilst the overall palette of trees is acceptable (native species), the Outline Landscape Masterplan does not specify which trees are to be planted where-this needs clarification. Similarly, the planting size of the proposed trees are very large. It may be more cost effective to plant more numerous smaller trees along the edges of woodlands (or where such tree planting are not to become landscape features). Any financial savings could be put towards enhanced aftercare and maintenance.
Similarly the Outline Landscape Masterplan needs clarification so it is clear where trees are to be planted. Given the apparent poor nature of the soil, planting pit details need to be submitted and agreed. Such planting pits should incorporate new soil as well as root barriers (where trees are to be planted near hard surfaces).
It was noted that the soil within the site is very heavy clay. Such clay soil can become desiccated and shrink through tree root action which can lead to building subsidence. As such tree planting species selection needs to be carefully made and suitable foundation depths and designs made so that and such future nuisance will be avoided.
 
Environment Agency

Ruth Clare 22nd December 2016
Thank you for sending through this consultation. The checklist accompanying the consultation has ticked:

(i)         Development within 8m of Main River (red lined on GIS map);

However the watercourse at this location is an ordinary watercourse not a main river. As such the application does not feature in our checklist and we would refer you to our flood risk standing advice and advise you seek the advice of the Lead Local Flood Authority.
 
Environmental Health

Gareth Jones 22nd December 2016
I have reviewed this application and have no objections in principle, however further information will be required before the development can commence, hence I  offer the following comments:

Noise:
The application includes an assessment of noise from the proposed development and how it will affect nearby noise-sensitive properties.  The report has identified suitable limits for noise from a variety of sources including vehicle deliveries and fixed plant.  I would therefore recommend that a condition is attached to any permission for this development that requires the detail of such plant to be approved before first use of the site.  This condition is required to ensure there is no loss of amenity due to noise from these sources.

I would also recommend a condition is attached that requires details of a delivery plan for the supermarket unit to be agreed before first use.  Such a plan should identify suitable precautions to ensure that noise from this activity is kept to a minimum, and in any case within the levels identified in the presented acoustic report.

Impact from construction
As with all large construction sites there is a potential for an impact on existing property, I would therefore request that a plan is produced for the control of noise, dust and other nuisances from work of demolition and construction.  Such a plan is likely to include limits on the hours of this work.  Currently, CBC recommends the following working hours:

Monday - Friday 7:30AM - 6:00PM
Saturdays 8:00AM - 1:00PM
Sundays and Bank Holidays - No work producing noise audible beyond the site boundary, unless with prior approval.

If you have further queries, please let me know
 
Historic England

Stephen Guy 5th January 2017
Thank you for your letter of 21 December 2016 notifying Historic England of the application for listed building consent/planning permission relating to the above site. On the basis of the information provided, we do not consider that it is necessary for this application to be notified to Historic England under the relevant statutory provisions, details of which are enclosed.
 
If you consider that this application does fall within one of the relevant categories, or if there are other reasons for seeking the advice of Historic England, we would be grateful if you could explain your request. Please do not hesitate to telephone me if you would like to discuss this application or the notification procedures in general.
 
We will retain the application for four weeks from the date of this letter. Thereafter we will dispose of the papers if we do not hear from you. 
 
Severn Trent Water Ltd

Rhiannon Thomas 30th August 2017
Having received the consultation for the above planning application, I have the following comments to make.

The submitted Flood Risk Assessment states all foul sewage is proposed to discharge to the public foul sewer, and all surface water is proposed to discharge to balancing ponds and ditch course. Based upon these proposals I can confirm we have no objections to the discharge of the drainage related condition.

Please note for the use or reuse of sewer connections either direct or indirect to the public sewerage system the applicant will be required to make a formal application to the Company under Section 106 of the Water Industry Act 1991. They may obtain copies of our current guidance notes and application form from either our website (www.stwater.co.uk) or by contact our Development Services Team (Tel: 0800 707 6600).

I trust you find the above in order, however, if you have any further enquiries then please do not hesitate to contact us.

Rhiannon Thomas 26th January 2017
Thank you for the opportunity to comment on this planning application. Please find our response noted below: 

Waste Water Comments 
With Reference to the above planning application the company's observations regarding sewerage are as follows. 

I can confirm that we have no objections to the proposals subject to the inclusion of the following condition: 
 The development hereby permitted should not commence until drainage plans for the disposal of foul and surface water flows have been submitted to and approved by the Local Planning Authority, and 

 The scheme shall be implemented in accordance with the approved details before the development is first brought into use. This is to ensure that the development is provided with a satisfactory means of drainage as well as to reduce or exacerbate a flooding problem and to minimise the risk of pollution 

Clean Water Comments 

We have apparatus in the area of the planned development,  the developer will need to contact Severn Trent Water, New Connections team as detailed below to assess their proposed plans for diversion requirements. 

To request a water map please follow the link, , https://www.stwater.co.uk/building-and-developing/estimators-and-maps/request-a-water-sewer-map/ select "Water and / or Sewer map request form" fill out the relevant details and fee payment and return to: 
 
Cheltenham Civic Society

John Henry 13th January 2017
We were not able to look at this in detail, as the papers were not available to us.  But we oppose a development of this scale in the green belt.  Nor are we convinced that a further supermarket is needed in this area.  There is already substantial traffic congestion in this area, and the impact of such a proposal needs careful consideration.
 
Highways Agency

Andrew Page-Dove 6th February 2017
Available to view in Documents Tab.
 
Cheltenham Civic Society

Bruce Buchanan 21st September 2017
We are against development in the Green Belt when there are still several vacant
sites and offices in the town centre; this type of development cannot be considered
'sustainable'. We question the impact on the local road network and query if there is
sufficient parking. The development lacks any clear urban form and is relying on the
landscaping to conceal an architecturally dull collection of buildings; the new BMW
building presents a more refined example. This proposal is the type of development
you would expect to see in North America not adjacent to the 'gateway' to a Regency
town.