Agenda item

Proposal: Erection of Class B2 / B8 (Food Processing Facility) with associated loading and service yard, following demolition of existing warehouse facility

Location: Easton Properties Limited, Burton Lane, Easton

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions

Proposal: Erection of Class B2 / B8 (Food Processing Facility) with associated loading and service yard, following demolition of existing warehouse facility

Location: Easton Properties Limited, Burton Lane, Easton

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions

 

Noting comments in the public speaking session by:

 

District Ward Councillor         David Bellamy (Statement)

Applicant:                               Sam Cordery

 

Together with:

 

·       Provisions within South Kesteven Local Plan 2011-2036, Lincolnshire Minerals and Waste Local Plan: Core Strategy and Development Management DPD, Design Guidelines for Rutland and South Kesteven Supplementary Planning Document, National Planning Policy Framework (December 2023), National Planning Policy Framework (September 2023).

·       No comments received from Gardens Trust.

·       No comments received from Historic England.

·       Comments received from Lincolnshire County Council (Highways & SuDS).

·       No comments received from Lincolnshire County Council (Minerals).

·       Comments received from Lincolnshire Wildlife Trust.

·       No comments received from Ministry of Defence.

·       Comments received from National Highways.

·       Comments received from Stoke Rochford & Easton Parish Council.

·       Comments received from SKDC Conservation Officer.

·       Comments received from SKDC Environmental Protection.

 

During questions to Public Speakers, Members commented on:

 

·       Whether the lighting in and around the proposed building would be the same as the previous building.

 

The Applicant outlined previous issues of lighting during the construction of another building. The building proposed would have similar lighting treatment in keeping with the current or previous building.

 

·       Whether the packaging on site would mean a lower financial cost to the company.

 

The company were operational and received food products in raw form and would be transported into the adjacent coldstore for packaging, which would reduce overall costs and carbon emissions.

 

·       Clarification was sought on whether the proposed building would be 10 metres shorter than the other building already on site and whether the external colour scheme would remain the same as the smaller building.

 

The proposed facility was 22 metres in height and the storage building stood at 45 metres. The same colour scheme would be utilised on the external façade of the building.

 

·       Whether the roof space had the capacity for solar panels.

 

The Applicant confirmed that solar panels had not been included within the application due to insurance purposes with fire safety reasons. The possibility of solar panels would be explored.

 

·       Whether parking and traffic provisions would cater for the additional members of staff.

 

The original application included a large car park under a previous operator. The car park proposed was oversized and the previous operator had an overestimation of staff, therefore, the car park would cater for additional staff members. A shuttle bus would also run to and from the site into the centre of Grantham and surrounding villages. 

 

During questions to Officers and debate, Members commented on:

 

·       Whether the Applicant had engaged with the Green Investment in Greater Lincolnshire as suggested within comments made by the Lincolnshire Wildlife Trust.

 

The Planning Officer confirmed that the comments received from Lincolnshire Wildlife Trust were based around biodiversity net gain, which was not applicable to the application due to legislation coming into effect after the application was submitted.

 

·       It was queried whether the soft landscaping scheme would be replaced or lost, in regard to mature trees around the site.

 

It was confirmed that the soft landscaping condition would mean the boundary would be retained and supplementary boundary options would be explored.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions:

 

Time Limit for Commencement

 

1)    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

 

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).

 

Approved Plans

 

2)    The development hereby permitted shall be carried out in accordance with the following list of approved plans:

 

(1)  Proposed Site Plan – Overall Site (Ref: MPL08-CPL-00-XX-DR-A-0071/P05)

(2)  Proposed Site Plan – Food Production Facility (Ref: MPL08-CPL-00-XX-DR-A-0072/P04)

(3)  Site Section Plan – East (Ref: MPL08-CPL-00-XX-DR-A-0074/P01)

(4)  Site Section Plan – North (Ref: MPL08-CPL-00-XX-DR-A-0075/P01)

(5)  Site Section Plan – West (Ref: MPL08-CPL-00-XX-DR-A-0076/P01)

(6)  Site Section Plan – South (Ref: MPL08-CPL-00-XX-DR-A-0077/P01)

 

Unless otherwise required by another condition of this permission.

 

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

 

Before the Development is Commenced

 

Construction Management Plan

 

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. The Plan and Statement shall include measures to mitigate the adverse impacts of vehicle activity and the means to manage the drainage of the site during the construction stage of the permitted development. It shall include:

 

(a)  The phasing of the development, including access construction;

(b)  The on-site parking of all vehicles and site operatives;

(c)  The on-site loading and unloading of all plant and materials;

(d)  The on-site storage of all plant and materials used in constructing the development;

(e)  Dust suppression measures;

(f)    Wheel washing facilities;

(g)  The routes of construction traffic to and from the site including any off-site routes for the disposal of excavated materials; and

(h)  A strategy stating how surface water runoff on 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 (temporary or permanent) 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: In the interests of the safety and free passage of those using the adjacent public highway and 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.

 

Surface Water Drainage Strategy

 

4)    Before the development hereby permitted is commenced, a scheme for the treatment of surface water drainage shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

(a)  Be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

(b)  Provide flood exceedance routing for storm events greater than the 1 in 100 year event;

(c)  Provide details of how runoff 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 runoff rate for the undeveloped site;

(d)  Provide attenuation details and discharge rates which shall be restricted to the brownfield runoff rate;

(e)  Provide details of the timetable for and any phasing of implementation for the drainage scheme; and

(f)    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 or Statutory Undertake and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

Thereafter, no part of the development shall be occupied / brought into use, until the approved scheme has been completed or provided on 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, or upstream of the permitted development.

 

During Building Works

 

Precautionary Ground Conditions

 

5)    Should the developer, during excavation and construction works of the approved development site, find any area where it is suspected that the land is contaminated, then all works must stop and the Local Planning Authority notified immediately. An investigation and risk assessment must be undertaken and, where remediation is necessary, a remediation scheme must be prepared in accordance with current good practice and legislation, and submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the approved remediation scheme shall be implemented in accordance with the approved details. Following the completion of the measures identified in the approved remediation scheme, a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority, prior to the development being brought in use / occupied.

 

Reason: Previous activities associated with the site may have caused, or had the potential to cause, land contamination and to ensure that any site investigation and remediation will not cause pollution; in the interests of the amenities of future users of the development, and in accordance with Policy EN4 (Pollution Control) of the South Kesteven Local Plan.

 

Lighting Spillage Assessment and Strategy

 

6)    No development above damp-proof course shall take place until a detailed Lighting Assessment and Strategy, has been submitted to, and approved in writing by, the Local Planning Authority.

 

The Assessment and Strategy shall set out the lighting strategy and specification for the building and the site, including all access roads and communal areas, and shall include a light layout plan with beam orientation, a schedule of equipment in the design (luminaire type, mounting height, aiming angles, luminaire profiles, and measures to prevent light spillage), and shall be accompanied by an assessment of the impact of the proposed lighting strategy upon the landscape and character of the area, including the submission of a light spillage plan.

 

Thereafter, the lighting shall be installed, maintained and operated in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To protect the landscape character and appearance of the area, and the avoid any unacceptable impacts on residential amenity by way of light pollution; and in accordance with Policy DE1, EN1 and EN4 of the adopted South Kesteven Local Plan.

 

Soft Landscaping Scheme

 

7)    No development above damp-proof course shall take place until a detailed soft landscaping scheme shall have been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall set out measures to enhance the soft landscaping to the western boundary of the application site and the applicant’s retained land, and shall include:

 

(a)  Planting plans;

(b)  Written specifications (including cultivation and other operations associated with plant and grass establishment);

(c)  Schedules of plants, noting species, plant sizes, and proposed numbers / densities where appropriate.

 

Reason: Soft landscaping and tree planting make an important contribution to the development’s assimilation with its surroundings, and in accordance with Policy DE1 and EN1 of the adopted South Kesteven Local Plan.

 

Ecological Mitigation

 

8)    All works on site, including construction works, shall be carried out in accordance with the recommendations contained within the Preliminary Ecological Appraisal & Natural Capital Assessment (Simply Ecology) (Dated September 2023).

 

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

 

Before the Development is Occupied

 

Off-Site Highways Works

 

9)    No part of the development hereby permitted shall be occupied / brought into use before the works to improve the public highway (by means of a road widening scheme between the existing site entrance and the proposed car park accesses along Burton Lane) have been certified complete by the Local Planning Authority.

 

Reason: To ensure the provision of a safe and adequate means of access to the permitted development.

 

Landscape and Ecological Management Plan

 

10) Before any part of the development hereby permitted is occupied / brought into use, a landscape and ecological management plan shall have been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

 

(a)  Long term design objectives;

(b)  Management responsibilities; and

(c)  Maintenance schedules for all landscaped areas.

 

Reason: Soft landscaping makes an important contribution to the development and its assimilation with its surroundings, and in accordance with Policy DE1 and EN1 of the adopted South Kesteven Local Plan.

 

Materials Implementation

 

11) Before any part of the development hereby permitted is first occupied / brought into use, the external materials must have been completed in accordance with the external materials detailed in the submitted Design and Access Statement (E4envrionment) (January 2024) and demonstrated on the approved plans.

 

Reason: To ensure a satisfactory appearance to the development, and in accordance with Policy DE1 and EN1 of the adopted South Kesteven Local Plan.

 

Soft Landscaping Implementation

 

12) Before any part of the development hereby permitted is first occupied / brought into use, all soft landscaping works shall have been carried out in accordance with the approved soft landscaping details.

 

Reason: Soft landscaping makes an important contribution to the development and its assimilation with its surroundings, and in accordance with Policy DE1 and EN1 of the adopted South Kesteven Local Plan.

 

Ongoing

 

Travel Plan

 

13) The use of the site shall be carried out in accordance with the Full Travel Plan (Ref: 70111994-WSP-XX-XX-RP-0001/P05) (Dated September 2023) approved under application ref: S23/1698. No cessation of the Travel Plan requirements shall take place, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To encourage sustainable modes of transport to and from the site in accordance with the principles of sustainable development as required by the National Planning Policy Framework.

 

Soft Landscaping Protection

 

14) Within a period of five years from the occupation 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, unless otherwise agreed by the Local Planning Authority.

 

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscaping, in accordance with Policy DE1 and EN1 of the adopted South Kesteven Local Plan.

 

(Councillor Ian Stokes left the meeting at 15:50)