Agenda item

Report No: DEV/SE/19/004

 

DC/18/0034/FUL |Planning Application – i) Construction of Agricultural dealership building with associated offices, servicing and repairs of agricultural machinery, parking, access, cleaning facility and outside storage and display areas of agricultural machinery for sale (sui generis use)  ii) Construction of new access road with cycle ways and footpaths, pumping station, substation and associated landscaping

DC/18/0034/FUL |Planning Application – i) Construction of Agricultural dealership building with associated offices, servicing and repairs of agricultural machinery, parking, access, cleaning facility and outside storage and display areas of agricultural machinery for sale (sui generis use)  ii) Construction of new access road with cycle ways and footpaths, pumping station, substation and associated landscaping

 

This application was referred to the Development Control Committee as the Officer recommendation was not wholly consistent with the Development Plan, noting the designation of part of the site as being within an airfield.

 

The Principal Planning Officer – Major Projects explained that the application site sat between Rougham Tower Avenue (formerly known as the Eastern Relief Road (ERR)) to the North and the Rougham Industrial Estate, to the South.

 

The site was previously part of a much larger arable field/airfield which was allocated principally in the Local Plan as the Rougham Airfield.  However, the realignment of the ERR in a more northerly route had resulted in the application plot becoming available as it was now cut off from the wider airfield site.

 

The Parish Council supported the application.  Officers were recommending that planning permission be approved, subject to conditions as set out in Paragraph 28 of Report No DEV/SE/19/004.

 

Members largely considered the application to offer both a sensible and acceptable solution. 

 

Some questions were raised with regard to the proposed colour palate and if there was an aspiration to form some kind of cohesive design palate across the Borough. 

 

In response, the Service Manager (Planning – Development) explained that the Planning Authority was currently working alongside other authorities on the development of a Suffolk-wide design guide.

 

Councillor Julia Wakelam posed a question as to why Officers accepted a BREEAM standard of V Good when Policy DM7 required the application to achieve Excellent standard or equivalent.

 

The Case Officer explained that, whilst not ideal, Officers were satisfied that the lesser level should be accepted because the scheme included:

i.     On site renewable energy generation;

ii.    Enhancements for biodiversity and landscape; and

iii.   Enhanced facilities to allow people to walk and cycle to work.

As the above matters were covered in the BREEAM Assessment Officers considered that the harm of the scheme not being at Excellent standard could only be afforded limited weight and so the application was, on balance, acceptable.

 

Councillor David Nettleton proposed that the application be granted, as per the Officer recommendation.  This was duly seconded by Councillor Peter Stevens.

 

Upon being put to the vote and with the vote being unanimous, it was resolved that

 

Decision

 

Planning permission be GRANTED subject to the following conditions:

 

1.   The development hereby permitted shall be begun not later than 3 years from the date of this permission.

2.   The development hereby permitted shall not be carried out except in complete accordance with the details shown on the approved plans and documents.

3.           The existing access off Fred Castle Way shall be used for the construction of the development hereby approved and no other access shall be used.

4.           The area to be provided for storage of Refuse/Recycling bins within the service area, as shown on 18 1573 01 REV C shall be provided in their entirety before the development is brought into use and shall be retained thereafter for no other purpose.

5.           The building hereby approved shall not be first brought into use until the new road and vehicular accesses serving the plot have been laid out and completed in all respects in accordance with drawing Drawing no. MMD-372751-C-DR-09-XX-9021 Rev P2, Drawing no. 18 1573 01 Rev C and Technical Highway Note 1; and been made available for use. Thereafter the road and access shall be retained in the specified form.

6.           Prior to the building hereby approved being first brought into use the area(s) within the site shown on 18 1573 01 Rev C, for the purposes of loading, unloading, manoeuvring and parking of vehicles has been provided and thereafter that area(s) shall be retained and used for no other purposes.

7.           Before the access is first used that would serve the proposed plot visibility splays shall be provided as shown on Drawing No. C281_SK_FES_001A-with an X dimension of 2.5m and a Y dimension of 43m and thereafter retained in the specified form. Notwithstanding the provisions of Part 2 Class A of the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no obstruction over 0.6 metres high shall be erected, constructed, planted or permitted to grow within the areas of the visibility splays.

8.           The building hereby approved shall not be brought into operation until the area(s) within the site shown on drawing No. 3635-23-P2 for the purpose of storage of cycles has been provided and thereafter those area(s) and facilities shall be retained and used for no other purposes.

9.           The area for unloading, loading, turning and manoeuvring of delivery vehicles outside of the warehouse building hereby approved shall be retained and used solely for that purpose and no other. The area shown for unloading, loading, turning and manoeuvring of delivery vehicles shall be used for that purpose and at no time shall delivery of vehicles or machinery take place outside the business plot hereby approved.

10.        The building hereby approved shall not be first brought into operation until details of all Sustainable Urban Drainage System components and piped networks have been submitted, in an approved form, to and approved in writing by the Local Planning Authority for inclusion on the Lead Local Flood Authority's Flood Risk Asset Register.

11.        No development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 100 year +CC storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

          Details of which will include:

          1) Details of further infiltration testing on site in accordance with BRE   365 to verify the permeability of the site (trial pits to be located        where soakaways are proposed and repeated runs for each trial        hole). Borehole records should also be submitted in support of           soakage testing.

          2) Infiltration devices should be no more than 2m deep and will have   at least 1.2m of unsaturated ground between base of the device and         the groundwater table, unless otherwise agreed with the         Environment Agency.

          3) Dimensioned plans illustrating all aspects of the surface water          drainage scheme including location and size of infiltration devices and         the conveyance network. A statement on the amount of impermeable area served by each infiltration device should also be illustrated on      the plans and should be cross referenceable with associated design      calculations.

4) Full modelling results (or similar method) to demonstrate that the    infiltration device has been adequately sized to contain the critical      100yr+CC event for the catchment area they serve. Each device   should be designed using the nearest tested infiltration rate to which           they are located. A suitable factor of safety should be applied to the     infiltration rate during design.

          5) Infiltration devices will have a half drain time of less than 24hours.

          6) Modelling of conveyance networks showing no above ground flooding in 1 in 30 year event, plus any potential volumes of above   ground flooding during the 1 in 100 year rainfall + CC.

          7) Infiltration devices shall only be used where they do not pose a        threat to groundwater. Only clean water will be disposed of by        infiltration devices due to the site being inside an Source Protection        Zone. Demonstration of adequate treatment stages for water quality         control shall be submitted - SuDS features should demonstrate betterment to water quality, especially if discharging towards a          watercourse or aquifer.

          8) Topographic plans shall be submitted depicting safe exceedance      flow paths in case of a blockage within the main SW system and/or     flows in excess of a 1 in 100 year rainfall event. These flow paths will       demonstrate that the risks to people and property are kept to a           minimum.

          9) A management and maintenance plan for the lifetime of the   development which shall include the arrangements for adoption by      any public body or statutory undertaker, or any other arrangements         to secure the operation of the sustainable drainage system           throughout its lifetime.

          10) Arrangements to enable any Surface water drainage within any      private properties to be accessible and maintained including      information and advice on responsibilities to be supplied to future   owners.

12.    No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:

          i. Method statements, scaled and dimensioned plans and drawings       detailing surface water management proposals to include:-

          ii. Temporary drainage systems

          iii. Measures for managing pollution / water quality and protecting        controlled waters and watercourses

          iv. Measures for managing any on or offsite flood risk associated with   construction

13.    No development shall commence until details of a Construction Surface Water Management Plan (CSWMP) detailing how surface water and storm water will be managed on the site during construction (including demolition and site clearance operations) is submitted to and agreed in writing by the local planning authority. The CSWMP shall be implemented and thereafter managed and maintained in accordance with the approved plan for the duration of construction. The approved CSWMP and shall include:

          i. Method statements, scaled and dimensioned plans and drawings       detailing surface water management proposals to include :-

          ii. Temporary drainage systems

          iii. Measures for managing pollution / water quality and protecting        controlled waters and watercourses

          iv. Measures for managing any on or offsite flood risk associated with   construction.

14.    If, during development, contamination not previously identified is found to be present at the site then no further development of the associated area of the site (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted a remediation strategy to the Local Planning Authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

15.    Development shall not begin until a scheme for surface water disposal has been submitted to and approved in writing by the Local Planning Authority. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The development shall be carried out in accordance with the approval details. No drainage systems for the infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

16.    Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

17.    Prior to the commencement of development details of temporary fencing to secure the site during construction shall be submitted to the Local Planning Authority and approved in writing.  The fencing as approved shall be erected prior to construction works commencing and shall be retained in situ during construction works. The details provided shall include the location and type of fencing and how it will be secured in place.  No materials shall be stored or machines operated outside of the secure fenced area.

18.    Before any development hereby permitted is commenced, a comprehensive construction and site management programme shall be submitted to and approved in writing by the Local Planning Authority. The programme shall include the following details:-

          a.       site set-up and general arrangements for storing plant      (including cranes), materials, machinery and equipment, offices and    other facilities and contractors vehicle parking, loading, unloading        and vehicle turning areas;

          b.       noise method statements and noise levels for each construction activity including any piling and excavation operations;

          c.       dust, dirt and vibration method statements and arrangements;

          d.       site lighting.

          e.       wheel washing

          f.       complaints response procedure

          g.       community liaison procedures

          The measures and procedures within the statement shall be agreed      in writing with the Local Planning Authority and only those         construction measures and procedures agreed shall be implemented       by the developer.

19.    All HGV and construction traffic movements to and from the site over the duration of the construction period shall be subject to a Deliveries Management Plan which shall be submitted to the planning authority for approval a minimum of 28 days before any deliveries of materials commence.

No HGV movements shall be permitted to and from the site other than in accordance with the routes defined in the Plan.

The site operator shall maintain a register of complaints and record of actions taken to deal with such complaints at the site office as specified in the Plan throughout the period of occupation of the site.

20.    Prior to the building hereby approved being first brought into operation details shall be submitted to the Local Planning Authority which demonstrate that the installed heating/cooling systems have achieved at least the COP/EER figures stated in the Energy Statement. Furthermore the submitted details shall demonstrate that the installed lighting efficiency meets or exceeds the details set out in the approved Energy Statement.

21.    The site preparation and construction works, including road works, shall be carried out only between the hours set out below without the prior written consent of the Local Planning Authority:

          07:00 to 18:00 Mondays to Fridays; (8am start for the road)

          08:00 - 13.30 Saturdays;

          No times during Sundays or Bank Holidays;

22.     No generators shall be used in external areas on the site outside the    hours set out below:

          07:00 to 18:00 Mondays to Fridays (8am start for the road)

          08:00 - 13.30 Saturdays 

          No times during Sundays or Bank Holidays

23.    The Local Planning Authority shall be provided with three working days notice prior to any extended concrete pour taking place outside the agreed hours of construction for agreement that the works can proceed.

24.    Any waste material arising from site, preparation and construction works shall not be burnt on site but shall be kept securely in containers for removal to prevent escape into the environment.

25.    Within three months of development commencing details of a fire hydrant to serve the site shall be submitted to and agreed in writing with the Local Planning Authority. The approved details shall be installed and made available prior to any of the building hereby approved first being brought into use.

26.    Details of the facing and roofing materials for the hereby approved building shall be submitted to and approved in writing by the Local Planning Authority prior to their installation. The development shall be carried out in accordance with the approved details.

27.    Within three months of the development commencing details of 2 charging points for non accessible car parking spaces and 1 accessible car parking space shall be submitted to and approved in writing with the Local Planning Authority. The approved details shall be implemented prior to any building hereby approved first being brought into use and shall be retained thereafter.

28.    All planting shown on drawing number 17.3038.01 Rev L shall be carried out in the first planting season following the building hereby approved being first brought into use (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.

29.    The skylark mitigation shall be implemented in accordance with the details of the Rougham Estate Farms letter dated 16th February 2018 and thereafter shall be maintained for a period of 5 years from the commencement of development.

30.    Within three months of the development commencing details of external lighting for the plot site shall be submitted to and approved in writing by the Local Planning Authority. The details shall include the location, lux levels and other features necessary to control light spillage. The approved details shall be implemented before the building is first brought into use and retained thereafter. 

31.    Within three months of development commencing full details of the lockers and drying rooms for each changing room shall be submitted to and approved in writing with the Local Planning Authority. The approved details shall be fully installed and available to staff before the building hereby approved is first brought into operation and thereafter retained. 

32.    Notwithstanding the submitted details, prior to their installation details of the siting, design, height and materials of screen walls, fences and gates shall be submitted to and approved in writing by the Local Planning Authority. The approved screen walling and/or fencing and/ or gates shall be constructed or erected before any of the buildings hereby approved are first brought into use and thereafter retained in the form and manner installed.

33.    The development hereby permitted shall be constructed to BREEAM Very Good standard or equivalent unless otherwise agreed in writing with the local planning authority.

34.    Within three months of the development of the buildings hereby approved commencing an ecological mitigation and enhancement plan shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include a timeline for implementation and take account of the recommendations as set out in the Ecological Appraisal Rev CO4. The approved details shall thereafter be implemented in the approved timeframe and retained thereafter.

35.    Within three months of the development commencing a noise management plan shall be submitted to and agreed in writing by the Local Planning Authority. The submission shall amongst other things include noise details of all mechanical plant to be installed on the site and the working practices that will be implemented to minimise noise generated from the use of the site. The approved mechanical plant shall be installed prior to the building hereby approved first being brought into operation and retained thereafter unless otherwise agreed in writing. The approved working practices shall also be followed unless otherwise agreed in writing with the Local Planning Authority.

36.    In the event that primary cooking is to be undertaken on site, suitable extraction and filtration equipment shall be installed to disperse smells created from the premises in which cooking activities take place. Before the installation of such a system, details of the proposed filtration plant, its ducted route through the building and its final discharge point shall be submitted to the Local Planning Authority. Only the approved scheme shall be installed at the premises, be fully functional prior to the first operation of any primary cooking, and be retained in the approved form thereafter.

37.    The grass area north of the grey area and immediately south of the northern landscape boundary shown on drawing no. 18 1573 01 Rev C shall be kept free at all times and shall not be used to store machinery, vehicles or other items.

38.    The development shall deliver at least 20% on-site renewable/low carbon energy provision in line with the approved Energy Statement.