Agenda item

Application S21/1057

 

Proposal:

Outline application for Class B2 (General Industrial) and Class B8 (Storage and Distribution) with associated Class E(g)(i) office floorspace along with necessary earthworks, landscaping and boundary treatments (access to be considered)

Location:

 

Recommendation:

Spittlegate Level, Spittlegate, Grantham  

 

That the application is approved conditionally and subject to a S106 agreement

 

Minutes:

Proposal:                              Outline application for Class B2 (General Industrial) and Class B8 (Storage and Distribution) with associated Class E(g)(i) office floorspace along with necessary earthworks, landscaping and boundary treatments (access to be considered)

 

Location:                              Spittlegate Level, Spittlegate, Grantham

 

Decision:                              To approve the application conditionally and subject to a S106 agreement

 

Noting comments made during the public speaking session by:

 

Applicant:                             James Ridings        

           

Together with:

 

v  Principle of development

·         Site allocated for employment – GR-SE1

·         Approx. 22% of site allocation

v  Landscape impact considered

·         Localised landscape impact to site and surroundings;

·         Wider landscape impact mitigated and further design details

v  Highway impact

·         Adequate access from A1 at new junction, HE confirmed acceptable impact on SRN;

·         Access considered acceptable, 2-3 movements per minute at peak;

·         Parking – significant car and HGV parking proposed;

·         Travel Plan

v  No ecological impact considered;

v  Drainage – swales and attenuation basin, discharge to watercourse;

v  No residential amenity concerns – nearest dwelling over 300m, little visual impact;

v  Heritage – less than substantial harm identified to St Guthlac Church at lower end of scale, no harm to SM – balancing exercise

v  No objections from consultees;

v  Benefits of scheme – substantial jobs growth proposed, allocated site

During debate members made the following comments:

 

·         A query was raised as to why indicative landscape drawings had been submitted for an outline planning application. Officers confirmed that this was not uncommon due to the scale of the work to allow for full assessment.

·         A query was raised about the possibility of finding archaeological remains on the site and whether the concerns of Historic England had been addressed. Officers confirmed that Heritage Lincs had been consulted and that no objections had been made.

·         A concern was raised regarding the levels of access by lorries to the site.

It was confirmed that Highways England had raised initial concerns about the modelling, but that this had been addressed and there had been no further objections. It was confirmed that any HGV movements would be along the A1 and not through the town.

 

It was proposed, seconded, and AGREED that the application be approved for the summary of reasons set out in the case officer’s report together with the following conditions:

 

Time Limit for Commencement

 

The development hereby permitted shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters, whichever is the latter.

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

Reserved Matters

 

1             Details of the reserved matters set out below shall have been submitted to the Local Planning Authority for approval within three years from the date of this permission:

                 i.        layout

               ii.        scale;

              iii.        appearance; and

              iv.        landscaping.

Approval of all reserved matters shall have been obtained from the Local Planning Authority in writing before any development is commenced.

 

The layout presented at Reserved Matters shall be in broad accordance with the submitted Masterplan (17-239-PO13 N), with building heights to be in accordance with the submitted Parameters Plan (17-239-PO20-01).

 

Reason: To enable the Local Planning Authority to control the development in detail and in order that the development is commenced in a timely manner, as set out in Section 92 of the Town and Country Planning Act 1990 (as amended).

 

Approved Plans

 

2             The development hereby permitted shall be carried out in accordance with the following:

 

i)             Location Plan 17-239-PO21-01

ii)            Access details only of the Masterplan 17-239-PO13 N

Unless otherwise required by another condition of this permission.

Reason: To define the permission and for the avoidance of doubt.

 

Pre-commencement

 

Construction Method Statement

 

3             No development shall take place until a Construction Management Plan and Method Statement has been submitted to and approved in writing by the Local Planning Authority which shall indicate measures to mitigate against traffic generation and drainage of the site during the construction stage of the proposed development.

 

The Construction Management Plan and Method Statement shall include:

 

o   phasing of the development to include access construction;

o   the parking of vehicles of site operatives and visitors;

o   loading and unloading of plant and materials;

o   storage of plant and materials used in constructing the development;

o   wheel washing facilities;

o   the routes of construction traffic to and from the site including any off site routes for the disposal of excavated material;

o   hours of construction work including hours of deliveries;

o   full details of any piling to be employed, if relevant; and;

o   strategy stating how surface water run off and from the development will be managed during construction and protection measures for any sustainable drainage features. This should include drawing(s) showing how the drainage systems (permanent or temporary) connect to an outfall (temporary or permanent) during construction.

The Construction Management Plan and Method Statement shall be strictly adhered to throughout the construction period.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development during construction and to ensure that suitable traffic routes are agreed.

 

Drainage

 

4             The permitted development shall be undertaken in accordance with a surface water drainage scheme which shall first have been approved in writing by the Local Planning Authority in consultation with statutory consultees including the Ministry of Defence.

The scheme shall:

·         be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

·         provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

·         provide attenuation details and discharge rates which shall be restricted to 3.19 litres per second;

·         provide details of the timetable for and any phasing of implementation for the drainage scheme;

and

·         provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body of Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

Details of a maintenance regime to ensure that outlets are not blocked by silt of vegetation which would prevent the basin/pond from draining down correctly. In addition, measures to ensure that no islands are formed within the pond should be set out.

 

No building shall be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full, in accordance with the approved details.

 

Reason: To ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development in accordance with Policy EN5 of the adopted South Kesteven Local Plan.

 

Archaeology

 

5             Before the development hereby permitted is commenced, a written scheme of archaeological investigation shall have been submitted to and approved in writing by the Local Planning Authority. This evaluation should initially consist of additional geophysical survey (southern area) followed by a programme of trial trenching and shall be phased in accordance with the submitted Phasing Plan 17-239-PO14. The archaeological investigations shall also have been completed in accordance with the approved details and a report submitted to the Local Planning Authority for approval before development commences.

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan and Paragraph 205 of the NPPF.

 

Ground investigation

 

6             Before the development hereby permitted is commenced, a scheme relating to the survey of the land shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the recommendations of the submitted Phase 1 Geo-Environmental Assessment, with the ground investigation required to confirm site conditions and include as a minimum as stated in the report: mini and cable percussion boreholes, trial pitting, in situ CBR testing, installation of combined groundwater/gas monitoring installations, soakaway testing and subsequent monitoring, geotechnical and chemical laboratory analysis. The applicant should then submit this report to the local planning authority for review and approval.

 

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future users of the development; and in accordance with Policies EN2 and EN4 of the adopted South Kesteven Local Plan and national guidance contained in the NPPF paragraphs 178 and 179.

Levels

 

7             A reserved matters application shall include plans showing the existing and proposed land levels of the site including site sections, spot heights, contours and the finished floor levels of all buildings with reference to neighbouring properties/an off site datum point shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the visual amenities of the area and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

 

Sustainability measures

 

8             Before the development hereby permitted is commenced, details demonstrating how the proposed buildings would comply with the requirements of Local Plan Policy SB1 must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the buildings; details of water efficiency and the provision of electric car charging points. The approved sustainable building measures shall be completed in full for each building, in accordance with the agreed scheme, prior to the first occupation of each building hereby permitted.

Reason: To ensure the development mitigates and adapts against climate change in accordance with Local Plan Policy SB1.

9             Bird Strike

 

·         No development shall take place unless or until such time as a Bird Hazard Management Plan (BHMP) has been submitted to and approved in writing by the Local Planning Authority in consultation with the Ministry of Defence (MOD). The BHMP shall include a schedule of management and mitigation measures to be taken to ensure that hazardous bird species are deterred, disturbed and displaced from the site. In addition, this should include:

·         Details of means for suitably qualified personnel to access the flat roofs.

·         Details and a schedule of procedures to ensure that the breeding or nesting of birds are disturbed or displaced from any flat roofs formed within the site.

The development shall be implemented strictly in accordance with the details provided, and any bird management procedures shall be carried out in accordance with the Bird Hazard Management Plan agreed for the lifetime of the development.

 

Reason: To limit the potential of the site to support avian populations to the detriment of aviation safety.

 

During Building Works

 

Materials

 

10          Before any of the works on the external elevations of the buildings hereby permitted are begun, samples of the materials to be used in the construction of the external surfaces shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy EN1 of the adopted South Kesteven Local Plan.

 

Ecological appraisal

 

11          All works on site and to the buildings during construction shall be undertaken in accordance with the recommendations as set out in the Preliminary Ecological Appraisal (Delta-Simons, May 2021) including installation of bird and bat boxes.

Reason: In the interest of best ecological practice and in accordance with Policy EN2 of the adopted South Kesteven Local Plan.

 

Lighting

 

12          Before works to erect any lightings are commenced, details of the lighting including levels of illumination and hours of operation shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of the amenities of the area and in accordance with Policies EN4 and DE1 of the adopted South Kesteven Local Plan.

 

Before the development is occupied

 

Drainage implementation

 

13          Before any part of the development hereby permitted is occupied/brought into use, the works to provide the surface and foul water drainage for each phase shall have been completed in accordance with the approved details.

Reason: To ensure the provision of satisfactory surface and foul water drainage is provided in accordance with Policy EN5 of the adopted South Kesteven Local Plan.

 

Soft Landscaping implementation

 

14          Before the end of the first planting/seeding season following the occupation/first use of each phase of the development hereby permitted, all soft landscaping works shall have been carried out in accordance with the approved soft landscaping details.

 

Reason: Soft landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

Hard Landscaping implementation

 

15          Before each phase of the development hereby permitted is occupied/brought into use, all hard landscaping works shall have been carried out in accordance with the approved hard landscaping details.

 

Reason: Hard landscaping and tree planting make an important contribution to the development and its assimilation with its surroundings and in accordance with Policy DE1 of the adopted South Kesteven Local Plan.

Public Highway

 

16          No part of the development hereby permitted shall be occupied before the works to improve the public highway by means of new site access junction with ghost island right turn lane and connecting footways has been certified complete by the Local Planning Authority.

Reason: To ensure the provision of safe and adequate means of access to the permitted development and in accordance with Policies ID2 and DE1 of the adopted South Kesteven Local Plan.

 

Travel Plan

 

17          The permitted development shall not be occupied until those parts of the approved Travel Plan that are identified therein as being capable of implementation before occupation shall be implemented in accordance with the timetable contained therein and shall continue to be implemented for as long as any part of the development is occupied. Following occupation the Travel Plan shall thereafter be implemented in full.

Reason: In order that the permitted development conforms to the requirements of the National Planning Policy Framework, by ensuring that access to the site is sustainable and that there is reduced dependency on the private car for journeys to and from the development in accordance with Policy ID2 of the adopted South Kesteven Local Plan.

 

Ongoing Conditions

 

Landscaping protection

 

18          Within a period of five years from the first occupation of the final dwelling/unit of the development hereby permitted, any trees or plants provided as part of the approved soft landscaping scheme, that die or become, in the opinion of the Local Planning Authority, seriously damaged or defective, shall be replaced in the first planting season following any such loss with a specimen of the same size and species as was approved in condition above unless otherwise agreed by the Local Planning Authority.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

Supporting documents: