TOWN AND COUNTRY
PLANNING ACT 1990
PLANNING AND COMPULSORY
PURCHASE ACT 2004
PLANNING ACT 2008
PLANNING APPLICATION ON BEHALF
OF:
St Modwen Developments Ltd
and Travis Perkins PLC
Full planning application for the
erection of a building for storage and
distribution (B8) with ancillary offices,
areas of external storage, HGV
parking and staff car parking
Phase 1, Area 1000, Whitley Business
Park, Whitley
PLANNING STATEMENT
Planning Prospects Ltd
4 Mill Pool
Nash Lane
Belbroughton
Worcestershire
DY9 9AF
November 2014
Reference: PPL/102
CONTENTS
1.
INTRODUCTION
2.
THE SITE AND SURROUNDING AREA
3.
THE DEVELOPMENT PROPOSALS
4.
PLANNING POLICY CONTEXT
5.
PLANNING BALANCE
6.
CONCLUSIONS
WHITLEY BUSINESS PARK – TRAVIS PERKINS
1
1.
INTRODUCTION
1.1
This Planning Statement has been prepared in support of a planning application which is
submitted on behalf of the joint applicants, St. Modwen Developments Ltd and Travis
Perkins Plc seeking full planning permission for the erection of a building for storage and
distribution (B8) purposes with ancillary offices, areas of external storage, parking,
together with associated development and highway access
infrastructure.
A
concurrent planning application is also being jointly submitted for matching highway
access infrastructure which is intended to expedite delivery of the development.
1.2
The Whitley Business Park is included as an allocated employment site within the
Coventry Unitary Development Plan and also has outline planning permission for B1, B2
and B8 employment development (amongst other mixed uses) granted by the Secretary
of State in 2001 and subsequent Reserved Matters approved by the City Council in
December 2006. That planning permission was part implemented in 2008 and remains
extant.
1.3
This application concerns the south western part of the overall site business park, known
as Area 1000 or the “Riverside” phase and effective seeks permission for an alternative
layout and design of building for this part of the site compared to what has already been
approved for the site under the previous permissions.
1.4
The submission includes the following documentation:
•
The planning application form including the appropriate Certificate of
Ownership;
Application drawings for approval as follows:
•
Site Location Plan (drawing reference 3341 AL(0) 001 Rev J)
•
General Arrangement Plan – drawing reference 3341 AL (0) 003 Rev H
•
General Arrangement Elevations – drawing reference 3341 AL (0) 004 Rev E x 2
drawings
•
General Arrangement Sections – drawing reference 3341 AL (0) 005 Rev A
•
General Arrangement Part Elevations – drawing reference 3341 AL (0) 006 Rev F x
2 drawings
•
Existing Topography – drawing reference 3341 AL (0) 023 Rev A
•
Location Plan as Existing – drawing reference 3341 AL (0) 024 Rev A
WHITLEY BUSINESS PARK – TRAVIS PERKINS
•
Typical Detail Sections Sheet 1 - drawing reference 3341 AL (21) 001 Rev A
•
Typical Detail Sections Sheet 2 Dock Access Doors - drawing reference 3341 AL
2
(21) 002 Rev A
•
Typical Detail Sections Sheet 3 Vehicular Doors - drawing reference 3341 AL (21)
003 Rev A
•
Typical Detail Sections Sheet 4 Offices - drawing reference 3341 AL (21) 004 Rev A
•
Overall Drainage Strategy – drawing reference D12-017 301 Rev B
•
Drainage Strategy Sheet 1 – drawing reference D12-017 302 Rev A
•
Drainage Strategy Sheet 2 – drawing reference D12-017 303 Rev A
•
Drainage Strategy Sheet 3 – drawing reference D12-017 304 Rev A
•
Drainage Strategy Sheet 4 – drawing reference D12-017 305 Rev A
•
Drainage Strategy Sheet 5 – drawing reference D12-017 306 Rev A
•
Overall Road Layout - drawing reference D12-017 40 Rev C
•
Road Layout Sheet 1- drawing reference D12-017 401 Rev C
•
Road Layout Sheet 2 - drawing reference D12-017 402 Rev C
•
Road Layout Sheet 3 - drawing reference D12-017 403 Rev C
•
Road Layout Sheet 4 - drawing reference D12-017 404 Rev C
•
Road Layout Sheet 5- drawing reference D12-017 405 Rev C
•
Longitudinal Road Section Sheet 1 – drawing reference D12-017 901 Rev A
•
Longitudinal Road Section Sheet 2 – drawing reference D12-017 902 Rev A
•
Longitudinal Road Section Sheet 3 – drawing reference D12-017 903 Rev A
•
Longitudinal Road Section Sheet 4 – drawing reference D12-017 904 Rev A
•
Road Cross Sections Sheet 1 – drawing reference D12-017 907 Rev B
•
Road Cross Sections Sheet 2 – drawing reference D12-017 908
•
Storm Drainage Strategy – drawing reference P12-017 602 Rev C
WHITLEY BUSINESS PARK – TRAVIS PERKINS
3
Supporting Reports:
•
Design and Access Statement prepared by Associated Architects Planning
Statement prepared by Planning Prospects
•
Transport Statement prepared by Phil Jones Associates
•
Travel Plan prepared by Phil Jones Associates
•
Flood Risk Assessment prepared by Hydroland Consulting Engineers
•
Drainage Strategy prepared by Rogers Leask
•
Phase 1 Desk Study prepared by Roger Leask
•
2014 Ecological Survey Report prepared by Cotswold Wildlife Surveys
•
Tree Survey prepared by Cotswold Ecology
•
Archaeological Desk Based Assessment prepared by Cgms
•
Sustainability Statement comprising a Feasibility Report for BREEAM prepared by
Crouch Perry Wilkes
1.5
This supporting Planning Statement sets out the relevant background to the
determination of the application by describing the site and general locality and details
of the proposed development. The statement goes on to assess the appropriate
planning considerations relevant to the proposal; firstly having regard to the provisions of
Development Plan policy, and secondly all other material considerations including
national planning policy.
Environmental Assessment
1.6
The planning application does not include an Environmental Impact Assessment (EIA). In
accordance with the Town and Country Planning, England (Environmental Impact
Assessment) (Amendment) (England) Regulations 2011, specifically Part III, 7 (1) for
Procedures Concerning Applications for Planning Permission, it is for the Local Planning
Authority upon receipt of this application to treat the submission as if it were a request for
the Local Planning Authority to adopt a Screening Opinion under Regulation 5 (1).
1.7
The proposed development is listed under Schedule 2, as an urban development project
(10b) and exceeds the 0.5ha site size threshold. However the site is not within the defined
Sensitive Areas, nor in our view is it likely to have significant effects on the environment in
terms of the characteristics of the development; its location; or the characteristics of
potential impact.
In such circumstances, Environmental Impact Assessment is not
WHITLEY BUSINESS PARK – TRAVIS PERKINS
4
required and the Local Planning Authority have issued a Screening decision indicating
the same Opinion.
1.8
Whilst not EIA development however, the application is nevertheless still supported by a
comprehensive range of supporting technical documentation which still assesses a
range of environmental implications associated with the development to ensure that the
scheme can be accommodated on the site without any undue environmental harm.
The Applicant
1.9
The planning application is submitted on behalf of St Modwen Developments Ltd and
Travis Perkins Plc.
1.10
St Modwen is one of the UK’s leading developers. The Company works in partnership
with private and public sector organisations, continually mindful of the impact of the
developments on the communities in which they operate. The company has huge
experience in the delivery of new development with a large portfolio of land and
property. St Modwen purchased the Whitley Business Park from Jaguar with planning
permission. To date, initial highway access infrastructure has been constructed together
with the first phase of office buildings within Area 3000.
1.11
Travis Perkins plc have been supplying the building and construction trades for more than
200 years. They are one of their biggest such suppliers – a FTSE100 company with 17
industry leading brands and 1,900 outlets. The company employs more than 24,000
employees in the UK and Ireland.
1.12
Both companies have a keen desire and commitment to progress the development and
its delivery upon planning permission being granted, such that it will make a positive
contribution to the continued development at Whitley Business Park and a positive
contribution to the Coventry economy with investment and jobs.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
5
2.
THE SITE AND SURROUNDING AREA
2.1
The application site is located at Whitley on the southern edge of the built-up area of
Coventry. It is located immediately to the south west of the existing Jaguar Engineering
Centre and forms part of a wider triangle of generally open land defined by the A45/A46
Stonebridge Highway, the A444 and the residential areas of Whitley and Willenhall which
defines the full extent of the larger Whitley Business Park area for which outline and
reserved matters planning has already been granted.
2.2
The site to which this application relates extends to just over 18 ha of land including its full
access roadway and is located within the Area 1000 / Riverside phase with the whole of
the Business Park extending to a total of some 37 ha of land. The site currently comprises
undeveloped land.
2.3
The River Sowe forms the eastern and southern boundary of the site with open land
beyond including the Stonebridge Meadows Nature Reserve. To the north of the site is
the fenced secured site of the Jaguar Engineering Centre.
To the north west and
beyond Jaguar are Areas 3000 / Lakeside and 2000 / Woodside phases of the Whitley
Business Park respectively. To the east is the River Sherbourne, beyond which is the A444.
2.4
The site is characterised by its riverside location with extensive and deep tree and
general landscaping separating and screening the site from the surrounding road
network. There are limited views of the site from public vantage points. The site has a
strong relationship to the Jaguar Engineering Centre with which its shares its northern
boundary and which the Whitley Business Park generally surrounds.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
6
3.
THE DEVELOPMENT PROPOSAL
3.1
The planning application relates to a proposed B8 storage and distribution unit which
would have a gross external floor area of 20,177 sq m. The building comprises a large
double height storage and distribution warehouse with ancillary office space at ground
and first floor level. The premises would operate as a Regional Distributor Centre for Travis
Perkins and would not be open for trade supplies to the public. The premises would be
open 24 hours a day, seven days a week and would create jobs ranging initially from 199
up to 300, based over three working shifts when in full operation.
3.2
Access into Area 1000 Riverside is direct from the Business Park spine road which already
encircles the northern part Area 3000 Lakeside of the Business Park. The spine road will
be extended towards this area of the site, through Area 2000 Woodside and provide
suitable access into the site itself and the wider 1000 Riverside phase. The extension of
the spine road is included in this application but also forms a concurrent identical
separate application which has been submitted to expedite delivery of this element of
the development to required timeframes.
The access into the site has been
appropriately designed to accommodate HGV’s and the internal layout enables
vehicles to manoeuvre, whilst retaining sufficient on site car parking. 180 car parking
spaces are proposed for staff members and visitors, based upon anticipated staff needs
to be on site at any given time. In addition, 15 secure and sheltered cycle parking
spaces are proposed for employees and visitors.
3.3
The proposed building would be clad to an external coloured finish set out within the
submitted Design and Access Statement and shown on coloured elevation plans. The
overall height of the building is comparable to other buildings previously approved in this
location and its design would not appear out of keeping in this locality, benefitting from
established extensive buffer landscaping surrounding the Park.
External storage is
proposed as part of this application which is important to the overall operation and the
nature of goods stored and is common in other Regional Distribution Centres of this kind
for this operator.
The height of external storage does not exceed the height of the
building and its extent is fully defined on the submitted site layout plan.
3.4
In addition to the above, the proposals also include site enabling and reprofiling works to
adjacent land setting it out a developable plateaux having regard to flood risk,
landscape and ecology constraints.
The proposals also extend to include necessary
drainage infrastructure designed in line with sustainable drainage principles and serving
both the new Travis Perkins building but also in readiness for a future building on the
proposed development plateaux.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
3.5
7
Further details of the approach to the design and layout of the site are set out in the
Design and Access Statement which has been submitted with the application.
The
Design and Access Statement also covers matters associated with sustainable building,
albeit a separate sustainability statement has also been prepared and submitted
principally dealing with sustainable energy use.
Context of the application
3.6
The site benefits from outline planning permission granted by the Secretary of State on
the 14th of November 2001 (Application Reference 47334).
That outline planning
permission granted permission for a mixed-use Business Park development comprising
primarily offices, research and development and light industrial (Class B1), general
industrial (Class B2) but excluding former special industrial use classes and storage and
distribution (to a maximum of 10% of net developable area), local retail to a maximum
size of 300 square metres, conference, leisure and training, children's day nursery/crèche,
associated landscaping and highway infrastructure including modification to the existing
road junctions.
3.7
Condition 6 pursuant to the outline planning permission defined the development to
comprise buildings for industrial, office, research and development or warehousing uses
totalling no more than 102,109 sq m gross internal floor space in aggregate; a local retail
facility providing no more than 300 sq m gross internal floorspace; a day nursery; and
pumping station. It also confirmed that the aggregate gross internal floorspace to be
used for warehousing shall not exceed 10,211 sq m. Various matters are also covered by
way of a S106 legal agreement for the site including improvements to nature
conservation management, green travel initiatives and training amongst others.
3.8
The Outline planning permission was granted at a “Call In” Inquiry as the proposals were,
at the time, contrary to the provision of the Development Plan and the site formed part
of the Green Belt.
However, since the granting of planning permission, the current
adopted Development Plan now specifically identifies the site as a Principal Employment
Site. Its delivery is fundamental to achieving the aims and aspirations of the plan and will
contribute significantly to the economic development objectives of the City Council.
3.9
Reserved Matters pursuant to that original outline planning permission were approved for
the entire site by Coventry City Council on the 12th December 2006. These reserved
matters specifically included and approved the development of a range of buildings on
all parts of the Business Park site, Areas 1000, 2000 and 3000.
Pre-commencement
conditions pursuant to the development were discharged and the development
commenced by way of works to the site highway infrastructure in November 2008. The
planning
permission
implementable.
remains
extant
and
the
remainder
of
the
development
WHITLEY BUSINESS PARK – TRAVIS PERKINS
3.10
8
A full planning permission for the first phase of the northern part of the site, known as Area
3000, has also been approved by the City Council. It allows for the erection of 8,192 sq m
of new business office space within 8 buildings, set out within a spacious, landscaped
business park, with associated access infrastructure and parking areas. This permission
has been part implemented with the constructed six building which have now been
occupied. Two further buildings still have planning permission and are yet to be built to
compete this phase.
3.11
A further full planning permission has been granted by the Council for the construction of
a new access, roundabout and consequential car park alterations at the Jaguar site
entrance.
This permission has been implemented and completed and provides the
northern access into the Whitley Business Park.
3.12
In the context of the above it can be noted that:
•
The site has an extant planning permission for B1, B2 and B8 development as set
out in the original outline planning permission for the site and subsequent reserved
matters
•
Part of the extant planning permission included large scale buildings for B8 use
and reserved matters specifically proposed and gained approval for such
buildings within the Business Park.
•
The site is now specifically allocated within the UDP as a Principal Employment
Site; it is no longer in the Green Belt
3.13
The outline planning already grants permission for this type of development in principle.
It sets out the range of development which can be built on this and the wider site and
the reserved matters, as approved, provide detailed proposals for the development
layout and design of the Business Park. The principle of the development has therefore
been agreed and approved.
3.14
The existence of the outline planning permission and reserved matters approval is a
significant material consideration in the determination of this application and effectively,
although a full planning application, this submission merely seeks to provide for an
alternative design and layout of building for this part of the site to that which was
previously granted planning permission.
Other Aspects of the Proposed Development
3.15
In addition to the above, the following are taken into account in the application
submission, are referred to in other supporting reports and information submitted with the
application, and are also referred to in suggested conditions later in this Statement;
WHITLEY BUSINESS PARK – TRAVIS PERKINS
•
9
Site drainage and issues relating to the management of surface water are
considered in detail in the Flood Risk Assessment and Drainage Strategy
submitted as part of this application. The proposed development will incorporate
sustainable drainage in the form of attenuation ponds and infiltration drainage
where site conditions allow. Foul sewage will be disposed by a foul pumping
station which is a similar arrangement to the Jaguar facility.
•
A specific report sets out issues relating to site and ground conditions. The report
makes recommendations to minimise risks and confirms there are no geoenvironmental issues which would impede development which cannot be
mitigated against. General items are listed for further investigation as would be
expected for a site of this nature.
•
Access to the development has previously been approved and implemented.
The northern access to the business park has already been constructed under
separate planning permission. The accompanying Transport Statement sets out
justification for this scale of development to be approved as a stand-alone
permission with access direct from the north, via an extension to the new business
park spine road.
•
The Transport Statement is also fundamentally linked to the provision of a Travel
Plan for the site which is also included in the submission.
The Travel Plan
encourages alternative modes of travel, rather than relying on the private car.
Showers and secure cycle parking will be provided on site to encourage staff to
walk or cycle to work. Wider sustainable transport improvements are proposed
including provision for future Bus Rapid Transport.
•
The Whitey Business Park has previously approved a Habitat and Protected
Species Strategy. Linked to this there is also a specific River Corridors Strategy
which provides specific proposals for the management and protection of the
river corridors. This application includes and updated ecology report with the
latest survey information on matters associated with the ecology of the area. It
sets out the relevant linkages to the already approved strategies and confirms
there are no ecological impediments to the site’s development.
•
A Tree Survey has been undertaken and whilst the proposal requires some tree
removal, an appropriate landscaping scheme and re-planting is proposed to
enhance the development and to mitigate against any loss.
Tree protection
measures are recommended to ensure that trees are protected during any
development works.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
•
10
An Archaeological Desk Based Assessment is submitted with the application,
which considers the archaeological constraints with the site.
There are no
designated heritage assets within the site. Further field evaluations of the site is
being proactively undertaken in addition to the extensive research to date in
order to allow a full understanding of archaeology in advance of determination.
•
A Sustainability Statement comprising a Feasibility Report for BREEAM is submitted,
which demonstrates how the proposal has been designed to target a ‘Very
Good’ BREEAM score. Renewable and Low Carbon Technologies are proposed
including Solar Photovoltaic and an Air Source Heat Pump.
3.16
The various submitted reports with the application should be read together in order to
fully understand the interrelated nature of the proposals.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
11
4.
PLANNING POLICY CONTEXT
4.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that
applications for planning
permission
are
determined
in
accordance
Development Plan unless material considerations indicate otherwise.
with
the
In addition
government policy, principally the National Planning Policy Framework published in
March 2012 (NPPF or generally referred to here as the Framework) is material to the
determination of planning applications.
Development Plan Policy
4.2
In this instance the Development Plan comprises the Coventry Unitary Development Plan
(adopted 2001).
4.3
Although the Plan was only intended to cover the period until 2011, many of its policies
have been ‘saved’ and remain part of the Development Plan.
4.4
The NPPF confirms (paragraph 12) that its publication “does not change the statutory
status of the Development Plan as the starting point for decision making.” Proposals must
be determined in accordance with the Development Plan unless material considerations
indicate otherwise. However the NPPF includes transitional arrangements in respect of
Development Plan policy and the weight which should be attributed to it, stating (Annex
1, paragraphs 214 – 215) that “For 12 months from the day of publication, decision-takers
may continue to give full weight to relevant policies adopted since 2004 even if there is a
limited degree of conflict with this Framework…. In other cases and following this 12month period, due weight should be given to relevant policies in existing plans according
to their degree of consistency with this framework (the closer the policies in the plan to
the policies in the Framework, the greater the weight that may be given).”
4.5
In this case, the proposals here are consistent with the Development Plan which is itself
consistent with the Framework and its approach to support economic development and
growth.
4.6
The following policies relate to the issues raised by the proposal within the Development
Plan;
4.7
Policy E1 of the UDP concerns the overall economy and employment strategy.
It
allocates and seeks to retain a portfolio of sufficient employment land of appropriate size
and quality and provides a framework to investment and regenerate the city's economy.
4.8
Policy E2 seeks to encourage consolidation and strengthening of the city's existing
economic base.
It encourages the retention of sufficient employment land to assist
manufacturers and to encourage the growth and modernisation of existing companies.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
4.9
12
Policy E3 encourages diversification of the local economy to establish new economic
activities in sectors which further help to strengthen and diversify the city’s economic
base bringing in new business.
4.10
The application site is specifically identified as part of a Principal Employment Site (Site
15) under Policy E6 within the UDP. It is identified as being in the International/National
Sector, a sector for sites with a prestigious location, large size with good accessibility to
road and rail readily available. Its delivery is fundamental to achieving the aims and
aspirations of the plan and will contribute significantly to the economic development
objectives of the city council.
4.11
Paragraph 5.33 of the UDP specifically concerns this site and describes it as land
adjacent to Jaguar's plant at Whitley.
It states:
“The new site will wrap around the
existing Jaguar employment site and will provide a high-quality Business Park building
upon research and development elements. The site, which lies only 2 - 3 km from the
city's highest unemployment area, will create the opportunity for high quality flagship
development and help attract continued inward investment into the city”.
4.12
All of the above points to the importance of the delivery of this site to the City’s
economy. Outline planning permission has been granted and this clearly establishes the
principle of the acceptability of the proposed development. Its allocation in the UDP
further confirms its development status in addition to the outline planning permission and
delivery of the site is essential to realise the economic benefits anticipated from the
proposed Business Park.
The proposed development in this planning application is
entirely and completely in accordance with the provisions of the Development Plan.
Emerging Core Strategy
4.13
In 2012 the Council formally submitted a new Core Strategy to the Planning Inspectorate.
The Core Strategy continued to allocate the Whitley Business Park site for employment
development. At Examination however the plan was not found to be sound mainly to do
with unrelated issues to this site concerning the Duty to Co-operate and the scale of new
homes proposed given the populations projections for the City. In April 2013, the
Council’s cabinet formally resolved to withdraw the Coventry Core Strategy.
The
emerging Coventry Local Plan therefore remains subject to further consultation and is not
likely to be submitted to the Secretary of State for Examination until much later in
2015/16.
National Planning Policy Framework
4.46
The National Planning Policy Framework (NPPF) was published in March 2012 and
supersedes all the previous Planning Policy Guidance Notes and Statements.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
4.47
13
As noted above, the NPPF confirms (paragraph 12) that its publication, “…does not
change the statutory status of the Development Plan as the starting point for decision
making.” Proposals must be determined in accordance with the Development Plan
unless material considerations indicate otherwise. The NPPF represents a material
consideration which should be taken into account in determining applications.
4.48
The NPPF states (paragraph 197) that in determining proposals, “…Local Planning
Authorities should apply the presumption in favour of sustainable development”. This lies
at the heart of the NPPF and for decision making this means (paragraph 14)
“…approving development proposals that accord with the Development Plan without
delay; and where the Development Plan is absent, silent or relevant policies are out-ofdate, granting permission unless: any adverse impacts of doing so would significantly
and demonstrably outweigh the benefits, when assessed against the policies in this
Framework taken as a whole; or specific policies in this Framework indicate
development should be restricted.”
4.49
The NPPF is framed as a positive and enabling document, seeking to facilitate
sustainable development and growth. There is a clear commitment (paragraphs 18 – 19)
to supporting and securing, rather than impeding, sustainable economic growth. The
golden thread running through the NPPF is a ‘presumption in favour of sustainable
development’.
4.50
Applications for sustainable development should be approved wherever possible
(paragraph
187),
consistent
with
an
overarching
approach
that
demands
a
“presumption in favour” of sustainable development (paragraph 14). It advocates a
proactive, creative and solution seeking approach to planning (paragraphs 17 and 187).
4.51
The overarching role of the planning system is contained within 12 principles which
include;
•
Planning should be plan-led. They should be up to date and provide a practical
framework within which decisions can be made predictably and efficiently.
•
Should be more than just scrutiny, should be a creative exercise in finding ways that
enhance and improve the places in which people live their lives.
•
Proactively drive sustainable economic development to deliver homes, business,
infrastructure and places that the country needs. The housing and other
development needs of an area should be objectively identified and met and
respond to wider opportunities for growth.
•
Seek to ensure high quality design and good standard of amenity
•
Take account of the roles and character of different areas
WHITLEY BUSINESS PARK – TRAVIS PERKINS
14
•
Support and encourage the use of renewable energy and reuse of existing resources.
•
Contribute to conserving and enhancing the natural environment
•
Encourage the effective use of land
•
Promote mixed use developments, encourage multiple benefits from the use of land
in urban and rural areas
•
Conserve heritage assets
•
Actively manage patterns of growth to make fullest possible use of public transport,
walking and cycling, and focus significant development in locations which are or
can be made sustainable.
•
Take account of and support local strategies to improve health, social and cultural
wellbeing for all.
4.52
Section 1 of the NPPF sets out policy to build a strong and competitive economy.
Paragraph 18 states “the Government is committed to securing economic growth in
order to create jobs and prosperity, building on the country’s inherent strengths, and to
meeting the twin challenges of global competition and of a low carbon future”.
4.53
Paragraph 19 of the NPPF is particularly relevant as it states “the Government is
committed to ensuring that the planning system does everything it can to support
economic growth. Planning should operate to encourage and not act as an impediment
to sustainable growth. Therefore, significant weight should be placed on the need to
support economic growth through the planning system”. Paragraph 20 goes onto state
that “to help achieve economic growth, local planning authorities should plan
proactively to meet the development needs of business and support an economy fit for
the 21st Century”.
4.54
The NPPF also seeks to ensure that business is given every advantage to grow and in
paragraph 21 it states that “investment in business should not be over-burdened by the
combined requirements of planning policy expectations. Planning policies should
recognise and seek to address potential barriers to investment, including a poor
environment or any lack of infrastructure, services or housing”. It further adds that local
planning authorities should set out a clear economic vision and strategy for their area
which positively and proactively encourages sustainable economic growth; further it
should support existing business sectors, taking account of whether they are expanding
or contracting and, where possible, identify and plan for new or emerging sectors likely
to locate in their area. Policies should be flexible enough to accommodate needs and to
allow rapid response to changes in economic circumstances.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
15
Summary
4.53
It is clear from national planning policy that the Government is committed to encourage,
moreover do everything it can to support sustainable economic growth which will
generate jobs and provide benefits to local communities. These factors are an important
material consideration which should be carefully balanced during the decision making
process.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
16
5.
PLANNING BALANCE
5.1
There is a clear direction within the NPPF that Local Planning Authorities should approach
decision-taking in a positive way to foster the delivery of sustainable development. Local
Planning Authorities should look for solutions rather than problems, and decision-takers at
every level should seek to approve applications for sustainable development wherever
possible. Local Planning Authorities should work proactively with applicants to secure
developments that improve the economic, social and environmental conditions of the
area. As explained, in respect of sustainable economic growth, the Government is
committed to ensuring the planning system offers everything it can to support it. This
should be the planning application determination context to these proposals.
5.2
The previous sections of this statement have set out details about the site, the proposed
development and its planning policy context within the Development Plan and national
Framework.
5.3
The Development Plan in this case allocates the site for employment development and
the proposals can be seen to be generally consistent with the Framework.
5.4
Paragraph 14 of the Framework states that where development is in line with the
Development Plan, then planning permission should be granted without delay. This is the
case here.
5.5
Beyond the Development Plan position, it can also be noted that the benefits of granting
planning permission here are considerable and there are no adverse impacts which
would significantly or demonstrably outweigh these benefits.
5.6
Equally the proposals adhere closely to the definition of sustainable development within
the Framework.
The NPPF has at its heart a "presumption in favour of sustainable
development". Paragraph 7 of the Framework states that "there are three dimensions to
sustainable development: economic, social and environmental. These dimensions give
rise to the need for the planning system to perform a number of roles". These are, firstly, an
economic role whereby it supports growth and innovation and contributes to a strong,
responsive and competitive economy. The second role is a social one where it supports
"strong, vibrant and healthy communities, by providing the supply of housing required to
meet the needs of present and future generations". The third role is an environmental one
where it contributes to protecting and enhancing the natural, built and historic
environment.
5.7
Paragraph 8 of the NPPF states that the three "roles should not be undertaken in isolation,
because they are mutually dependent". lt goes on to state that the "planning system
should play an active role in guiding development to sustainable locations".
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Economic Benefits - Delivery of Employment Opportunities
5.8
The economic benefits of the proposed development are considerable. They include
jobs created during both the construction and operational phases of the development.
investment in construction will create jobs over the construction build period.
Expenditure from employees during construction will benefit the local economy.
5.9
The proposed development will make a positive contribution to employment in the long
term when operational. The proposal will generate up to 300 jobs. These jobs will directly
benefit local employment opportunity and the local economy.
generate a varied work force.
This proposals will
Such employment opportunities are promoted and
encouraged through the NPPF.
5.10
The economic benefits of the proposed development contribute to the economic role of
sustainable development defined within the Framework, contributing to building a
strong, responsive and competitive economy.
These are a significant benefit to the
proposed development.
High Quality Sustainable Development
5.11
The proposals represent high quality sustainable employment development and design.
Careful consideration has been given to the design of the proposed development and
the layout of the site.
This includes due consideration of the size and scale of the
proposed building whilst of course meeting occupier needs.
5.12
Travis Perkins are seeking to achieve a BREEAM target of ‘Very Good’.
In order to
achieve this target, the proposal seeks to achieve a reduction in Carbon Dioxide
emissions through on-site renewable energy generation.
5.13
A full explanation of the design of the proposed development, including its evolution, site
constraints and opportunities is provided within the submitted Design and Access
Statement. The proposed design of the building is suitable for this location retaining the
best of the site landscape context which screens and contains the development but also
preserves ecological interest and protects the nearby floodplain.
New landscape
planting is proposed.
5.14
The site is sustainably located with safe and convenient access to the development
included in the proposals. Opportunities are available for use of public transport and
other sustainable transport choices. Where accessed by car, suitable and sufficient car
parking spaces are provided.
WHITLEY BUSINESS PARK – TRAVIS PERKINS
5.15
18
The creation of a high quality sustainable development proposal contributes to the
environmental role of sustainable development set out within the Framework, protecting
and enhancing the natural, built and historic environment and is a further significant
benefit of the proposals.
Climate Change, Flooding Risk and Drainage
5.16
The NPPF recognises that planning plays a key role in helping shape places to secure
radical reductions in greenhouse gas emissions, minimizing vulnerability and providing
resilience to the impacts of climate change, and supporting the delivery of renewable
and low carbon energy and associated infrastructure.
5.17
A Flood Risk Assessment and Drainage Strategy has been submitted with the application
demonstrating that foul and surface water drainage will be appropriately managed
adopting sustainable drainage principles. This sustainable drainage links to environmental
and ecological benefits. The approach has been developed in consultation with the
Water Authority.
Conserving natural environment
5.18
An assessment has been made of the ecological value of the site and its immediate
environs. This identifies that there were limited habitats on site and that no designated
sites will be affected by proposals.
5.19
An arboricultural report has also been prepared which includes a tree schedule, survey
and suitable tree protection measures in accordance with British Standard 5837:2012.
There will be some tree loss, but with further planting proposed within areas of informal
space and general landscaping, opportunities here will provide some benefits.
5.20
The proposed development can therefore be seen to have limited impacts on the
natural environment.
S106 Planning Obligation
5.21
The site has previously been subject to a S106 Planning Obligation that set out various
matters to protect and enhance the local environment. This includes matters relating to
habitat protection, pond and lake strategies, green travel, Whitey Common and Leaf
Lane enhancements, footpath and River Sowe bridge works etc amongst others matters.
5.22
The S106 obligations have primarily already been addressed by other developments on
the site. This is mainly with the exception of Green Travel. In respect of Green Travel, this
development includes its own discrete proposals to address Green Travel for this
occupier with a separate submitted Travel Plan.
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Planning Conditions
5.23
Further discussions are expected with the Council in respect of conditions and the list will
evolve during the determination of the planning application.
However some of the
principally relevant conditions and the basic structure of the planning permission is
expected to include the following, amongst others:
•
Approval of the full planning application and application drawings
•
Sample materials to be used in the external treatment of each building;
•
Construction management plan to ensure appropriate measures are in place to
include controls in relation to traffic management, hours of operation, dust, noise,
vibration, waste, stockpiling, emissions, vehicle sheeting and wheel washing, road
sweeping, machinery and plant including cranes.
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6.
CONCLUSIONS
6.1
In making the planning application, it is our submission that the application proposes a
high quality, sustainable development which will provide significant benefits particularly
to the local economy. It falls in line with the Development Plan and there are compelling
grounds to grant planning permission in this instance.
6.2
In summary:
•
The Development Plan allocates the site for employment development.
•
The proposed development is both high quality and sustainable and would deliver a
B8 employment use on an allocated employment site.
•
The site is suitably located and is accessible to sustainable transport links and the
wider strategic highway network.
•
The development accords with the NPPF. It also accords with the economic role of
sustainable development in that it will contribute to a strong, responsive and
competitive economy providing jobs including during the construction phase of the
development.
•
The development accords with the environmental role of sustainable development
protecting and enhancing the best of the local natural environment, with the prudent
use of resources and mindful of climate change.
•
The development sensitively addresses site development issues including such
matters as site access, flood risk and drainage as well as taking on board such
matters as ecology and landscape setting.
6.3
The proposals are in line with the National Planning Policy Framework and represent
sustainable development. In such circumstances planning permission should be granted.