Agenda item

Proposal: Outline planning permission, with all matters reserved except for access, for commercial floorspace and industrial development providing up to 140,000 sqm total GIA of general industrial (Use Class B2) and storage and distribution (Use Class B8) floorspace with ancillary office (Use Class E(g)(i)) floorspace and supporting infrastructure including earthworks, drainage, landscaping, parking, servicing, and other associated works

Location: Land south of Gorse Lane, west of A1, Grantham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions and the completion of a Section 106 legal agreement

 

(It was proposed, seconded and AGREED to extend the meeting until 6pm.)

 

Proposal: Outline planning permission, with all matters reserved except for access, for commercial floorspace and industrial development providing up to 140,000 sqm total GIA of general industrial (Use Class B2) and storage and distribution (Use Class B8) floorspace with ancillary office (Use Class E(g)(i)) floorspace and supporting infrastructure including earthworks, drainage, landscaping, parking, servicing, and other associated works.

Location: Land south of Gorse Lane, west of A1, Grantham

Recommendation: To authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions and the completion of a Section 106 legal agreement

 

Noting comments in the public speaking session by:

 

Applicant                                              Phil Jones (Mulberry Commercial Land)

 

Together with:

 

·       Provisions within SKDC Local Plan 2011 – 2036, National Planning Policy Framework (NPPF) and Design Guidelines for Rutland and South Kesteven.

·       Comments received from Environmental Protection Services (SKDC).

·       Comments received from LCC Highways & SuDS Support.

·       Comments received from Environment Agency.

·       Comments received from Anglian Water.

·       Comments received from Fire Authority.

·       Comments received from National Highways.

·       No comments received from Newark and Sherwood District Council.

·       Comments received from Active Travel England (ATE).

·       Comments received from MOD Safeguarding.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Conservation Officer.

·       Comments received from Historic England.

·       Comments received from Natural England.

·       Comments received from Upper Witham Drainage Board.

 

The following comments were made by the public speaker:

 

·       The proposal was for a significant strategic employment scheme on a key allocated site within the Local Plan.

·       The site had direct access to the A1 representing a huge opportunity to invest in Grantham and the surrounding areas.

·       The Applicant had previously delivered high quality and sustainable schemes.

·       The proposal focused on the delivery of up to 140,000sqm of premium industrial logistics floor space.

·       The socio-economic benefits were outlined.

·       Once operational, the scheme would support 2,200 full time jobs which would be targeted at local residents.

·       The sustainable landscape development would be designed to minimise impact o the wider environment.

·       The scheme would commit to a 10% biodiversity net gain and a 1264% increase in hedgerow planning across the site.

·       Extensive tree planting and habitat management protecting and enhancing key ecological features.

·       The scheme supports active travel, with no further impacts on the network.

·       A solution had been discussed with Anglian Water through conditions 15 ad 16. 

·       It was noted that the site could comprise of multiple buildings which could provide opportunity for further landscaping.

 

 

During questions to the Applicant, Members commented on the following:

 

·       Whether the Applicant was confident they could meet the concerns of Anglian Water.

 

The Applicant clarified the outline planning application had many conditions, which would be met.

 

Anglian Water had recognised an under investment on the network within the area of the site. Condition 15 and 16 ensured the work would be carried out.

 

·       Whether the Applicant would accept an additional condition to require lighting that’s appropriate for protection of wildlife e.g. bats.

 

A lighting condition was within the Officer recommendation where alighting scheme would need to be approved in detail. As part of the submission, relevant consultees would be consulted including the ecological professionals.

 

·       Whether the building would be conditioned to have colour graded panelling on the roof to blend in with the skyline.

 

The Applicant confirmed elevations would be presented as a reserved matter. Historically on other employment buildings, the Applicant’s had the graded colour scheme on each roof.

 

During questions to officers and debate, Members commented on the following:

 

·       Concern was raised on the timeframe on which Anglian Water may commence works on the site.

·       The need to protect wildlife in view of the rural location of the site

 

 

Final decision

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning & Growth to GRANT planning permission, subject to conditions and the completion of a Section 106 legal agreement:

 

Time Limit for Commencement

 

1        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 92 of the Town and Country Planning Act 1990 (as amended).

 

Reserved matters

 

2        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

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 and scale presented at Reserved Matters must not exceed the maximum parameters detailed within the submitted Site Parameters Plan GRN-PHP-W0-XX-DR-A-4674-007-P09.

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

 

3        The development hereby permitted shall be carried out in accordance with the approved plans:

 

i) Location Plan GRN-PHP-W0-XX-DR-A-4674-009 (P02)

ii) Proposed Site Access Arrangements Dwg. No. 2310-043 PL01 Rev. B.

Unless otherwise required by another condition of this permission.

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

 

          Pre-commencement

 

                    Phasing

 

4        Prior to the commencement of any development, a phasing plan for the development as a whole including for the agreed access shall be submitted to and approved in writing with the Local Planning Authority. The development, hereby approved, shall only be implemented in accordance with the approved phasing plan or other such details, which must be first submitted and approved by the Local Planning Authority.

 

Reason: To ensure the timely development of the works including to the site frontage, and coordination with associated highway works.

         

Construction Method Statement

 

5        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 for 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  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 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 (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.

 

 

6        No part of the development hereby permitted shall commence until a Construction Traffic Management Plan has been submitted and agreed in writing by the Local Planning Authority. The development shall then be carried out in accordance with the agreed Construction Traffic Management Plan.

 

Reason: In the interests of highway safety and to ensure a satisfactory form of development.

 

          Archaeology

 

7      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.

 

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 211 of the NPPF.

 

          Contamination

 

8        Prior to the commencement of development within any phase or sub-phase (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall be submitted to and approved in writing by the Local Planning Authority:

 

a. A preliminary risk assessment which has identified:

 

All previous uses

ii. Potential contaminants associated with those uses

iii. A conceptual model of the site indicating sources, pathways and receptors

iv. Potential unacceptable risks arising from contamination of the site.

 

b. A site investigation scheme, based on (i) above to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

c. The site investigation results and the detailed risk assessment referred to in (b) above and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

d. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (c) above are complete and identifying any requirements for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action. The scheme shall be carried out as approved, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To safeguard potential occupiers against possible harm arising from any contamination and to ensure that the potential risks posed to controlled water is assessed and surface water monitoring is undertaken consistent with the requirements of paragraph 107 of the NPPF and Policy EN2 and EN4 of the adopted South Kesteven Local Plan.

 

 

Off-site Access Details and Programme

 

9        No development, other than works required for Site preparation / Earthworks, shall commence in any phase or sub-phase until details of the following works have been submitted to and approved in writing by the Local Planning Authority and no part of the development shall be occupied or brought into use until these works have been completed in accordance with the approved details.

 

(i)    The provision of an additional arm off the roundabout connecting to the A1 and Tollemache Road North.

(ii)   The provision of a footpath / cycleway to connect from the existing network to the site as shown indicatively on Proposed Footway/Cycle Track  Dwg No. 2310-043 PL02 Rev A.

 

Reason: In the interests of highway safety and convenience and in accordance with Policy ID2 and DE1 of the Local Plan.

 

          Plot Access Details and Programme

 

10       No development, other than works required for Site preparation / Earthworks, shall commence in any phase or sub-phase until engineering, drainage, street lighting and other construction details required to facilitate access to that phase or sub-phase, as well as a programme for their phased implementation has been submitted to and agreed in writing with the Local Planning Authority. The works shall be implemented in accordance with the approved scheme and the phasing plan.

 

Reason: In the interests of traffic safety and convenience in accordance with Policies ID2 and DE1 of the adopted South Kesteven Local Plan.

 

                     Travel Plan

 

11       Prior to first occupation of the development, a Travel Plan comprising immediate, continuing and long-term measures to promote and prioritise alternatives to private vehicular use, which shall include clear objectives and modal share targets, together with a time-bound programme of implementation, monitoring, regular review and interventions (in the event of a failure to meet modal share targets) shall be submitted to and approved in writing by the Local Planning Authority.

 

The approved Travel Plan shall be implemented, monitored and reviewed in accordance with the agreed Travel Plan measures and targets to the satisfaction of the council.

 

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.

 

          Cycle Parking

 

12       Prior to the commencement of development above ground of any phase or sub-phase including a building, a scheme for the provision of cycle parking within that Phase shall be submitted to and approved in writing with the Local Planning Authority. The cycle parking spaces, shall be provided in accordance with the approved scheme prior to the occupation of the phase to which they relate and shall be retained at all times.

 

Reason: In order that the permitted development conforms to the requirements of Policy ID2 of the adopted South Kesteven Local Plan.

 

          Earthworks and Materials Management Plan

 

13       No development shall commence in any phase or sub-phase until an earthworks and material management plan for that phase or sub-phase shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented as approved.

 

Reason: Earthworks and the creation of development platforms will involve large material volumes, and the LPA wish to be assured as satisfactory the details of site preparation works that my impact on local amenity, hydrology and ecology is addressed.

 

 

          Surface Water Drainage

 

14       The permitted development shall be undertaken in accordance with a surface water drainage scheme principles set out in Burrows Graham FRA & DS ref. 30147-BGL-XX-XX-RP-D-00001 P08. For each phase of the scheme, the detailed drainage design shall be submitted to the LLFA for approval, and include the following information:

 

• be based on verified groundwater levels and seasonal variations, as evidenced through on-site monitoring conducted over a six-month winter period;

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

• provide flood exceedance routing for storm event greater than 1 in 100 year;

• 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 green field run-off rates or alternative rates as agreed by Anglian Water;

• 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 or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

No part of the development 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.

 

Foul Water Drainage

 

15       Prior to the construction of any building above slab level pursuant to a phase or sub phase of the permission, a scheme for the on-site foul water drainage works, based on Burrows Graham FRA & DS ref. 30147-BGL-XX-XX-RP-D-00001 P08 or an alternatively agreed scheme which includes the connection point and discharge rate to the public network, shall be submitted to and approved in writing by the Local Planning Authority.

 

          The development must only be carried out in accordance with the approved details.

 

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

 

Foul Water Discharge

 

 

16       Under no circumstances will foul water be discharged from the site until the earlier of:

 

• The Anglian Water works upgrade works have been completed to the Combined Sewer Overflow (CSO) at Manthorpe Mill Pumping Station (AW Ref. AnW0862), or

• Two years following the date of this planning permission

 

Reason: Reason: To ensure the provision of satisfactory foul water drainage is provided in accordance with Policy EN5 of the adopted South Kesteven Local Plan and to provide Anglian Water with the opportunity to make improvements to their existing network within a reasonable timeframe.

 

          Hard and Soft Landscaping

 

17       No development, other than works required for Site preparation / Earthworks, shall commence in any phase or sub-phase until a scheme for soft and hard landscaping for that phase or sub-phase, including for the A1 frontage and the perimeter planting, as well as on-plot hard and soft landscaping (including boundary treatments), shall be submitted and agreed in writing with the Local Planning Authority.

 

The scheme shall be implemented prior to first occupation, or as may otherwise be agreed in writing with 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.

 

          Levels

 

18       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.

         

          The development shall be undertaken in accordance with the approved details.

 

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

 

 

          Before the development is occupied

 

          Noise

 

19                 Prior to the occupation of any building hereby permitted, an assessment demonstrating compliance for all building services plant with the design targets established within the ES Vol. 1 Chapter 7 (Lucion Delta-Simons) shall be submitted to the Local Planning Authority for approval.

 

          The development shall be undertaken in accordance with the approved details.

 

Reason: In the interests of commercial and environmental amenity in accordance with Policy EN4, DE1 and SD1 of the adopted South Kesteven Local Plan.

         

          Sustainability

 

20       The buildings shall achieve a minimum Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least ‘Very Good’ in accordance with the submitted BREEAM UK New Construction Outline Pre-Assessment (P4, 21 February 2025) prepared by MBA.

 

Reason: In the interests of design, safeguarding the environment and providing sustainable development and to ensure the development mitigates and adapts against climate change in accordance with Local Plan Policy SB1.

 

          Ecology

 

21       All works on site and to the buildings during construction shall be undertaken in accordance with the recommendations as set out in the Ecological Assessment and Further Ecological Assessment (BMD).

 

          This shall include details of mitigation, compensation/enhancement as set out in the recommendations of the reports in accordance with details to be submitted to and approved in writing by the local planning authority.

 

          The development shall be undertaken in accordance with the approved details.

 

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

 

Lighting

 

22       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. The lighting details will accord with the submitted External LED Lighting Outline Stage Assessment Report (Rev. P4) and the Estate Road External LED Lighting Assessment Report (Rev. P4), both prepared by MBA.

 

Reason: In the interests of the amenities of the area and in accordance with Policies EN4 and DE1 and in the interests of best ecological practice as required by Policy EN2 of the adopted South Kesteven Local Plan.

 

          Soft Landscaping

 

23       Before the end of the first planting/seeding season following the occupation/first use of each phase or sub-phase of the development hereby permitted, all soft landscaping works for that phase or sub-phase 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

 

24       Before each phase or sub-phase of the development hereby permitted is occupied/brought into use, all hard landscaping works pertaining to that phase or sub-phase 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.

Ongoing conditions

 

25       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.

 

26       The development hereby permitted shall be limited to the following uses and to the maximum floor space for each as defined by the Town and Country Planning (Use Classes) Order 1987 as amended:

 

Up to 140,000 sqm total GIA of general industrial (Use Class B2) and storage and distribution (Use Class B8) floorspace with ancillary office (Use Class E(g)(i)).

 

Reason: For the avoidance of doubt and to define the permission and in order that the development is carried out in accordance with the parameters against which the application was assessed.

 

27       No development above ground on any phase or sub-phase requiring a non-domestic water supply shall commence until a strategic water resources strategy relating to that phase or sub-phase has been submitted to and approved in writing by the Local Planning Authority, in consultation with Anglian Water. The strategy will confirm non-domestic water is available to serve the development and should explore innovative solutions which may help reduce overall water demand.

 

The development must only be carried out in accordance with the approved details.

 

 Reason: To ensure domestic water supply is not jeopardised and to protect water resources and ensure sustainable development.