Planning Committee
-
20/06/2013
Parish: Droitwich
Ward: Droitwich West 13
Major Application
W/13/01052/PN
Description: Replacement of existing industrial building with new storage and
distribution building (class B8 of the Use Classes Order 2005) with ancillary offices
(class B1 of the Use Classes Order 2005). car parking, loading, highway access
alteration and landscaping at Roman Way, Droitwich.
Site:
Site 20, West Bank, Berry Hill Industrial Estate, Droitwich Spa, WR9 9AX
Applicant: Begg (Nominees) Ltd
Agent:
Date Valid:
Seymour Harris Architecture
17/05/2013
Expiry Date: 15/08/2013
Case Officer:
David Addison
Tel:
01386 565447
Grid Ref:
E:389230.4
Member(s):
Cllr Peter Pinfield, Cllr Mrs Lynne Duffy
1.
N:264306.4
Site Description and Details of Proposal
This application seeks permission for the replacement of the existing industrial
buildings on Berry Hill Industrial Estate, Droitwich, with a new storage and
industrial building (B8) with ancillary offices (B1); car parking; loading; highway
access alterations and landscaping.
The application site is situated within the south-west corner of the Berry Hill
Industrial Estate in Droitwich. To the west of the site is Kidderminster Road
(A442), a relatively busy dual carriageway with Westwood Road running
parallel to this. To the south of the site is Roman Way (A38). To the north, east
and south of the site are existing industrial and office units. There is an
established housing estate to the west of the site on the opposite side of the
A442 Kidderminster Road, approximately 50m away from the development site
at its nearest point. The Berry Hill Industrial Estate is located approximately half
a mile to the north of Droitwich town centre. This application relates to a site of
approximately 3.76 hectares positioned to the north of Roman Way on the
southern edge of the industrial estate. The site itself is relatively flat and is
occupied by an existing distribution warehouse.
The existing building on the site measures approximately 18,000 sq.m and is
made up of a combination of lower single storey sections and one central
high-vaulted structure which extends to approximately 24m in height to its
eaves and 26m to its ridge. The building is generally clad in profiled sheet metal
and brickwork on a steel frame. The southern end of the site is used for lorry
parking with car parking situated on the northern and eastern sides. The
existing tall warehouse building was approved under planning permission
W/88/01751/PN. The single storey elements of the warehouse were existing at
that time and are likely to have been built at some point within the 1960s.
The relevant planning history of the site is summarised below:- Outline planning approval for the site was granted in February 2010 under
application W/09/02872/OU. This consent determined the specific site layout
and warehouse massing, including specific warehouse building heights.
- Permission granted to vary conditions 8, 9, 12 and 14 of application
W/09/02872/OU, to exclude provision of access from commencement of
development - reference W/10/03008/OU.
- Reserved Matters application W/11/00022/RM granted permission in March
2011.
- Discharge of conditions 3, 7, 10, 11 and 13 of outline permission
W/09/02872/OU in April 2011.
- Construction of site access road was completed in August 2011.
As such it is considered that permissions W/09/02872/OU and W/11/00022/RM
have been implemented and represent an extant planning permission for the
replacement of the existing industrial building on the site. These extant
permissions are a material consideration in the determination of this
application.
Key changes now proposed from previously approved applications W/09/02872/OU and W/11/00022/RM:
- Increase in office space over 3 floors
- Inclusion of mezzanine floors within the main warehouse, 30,000 sq.ft over 2
floors
- Reconfiguration of main elevations to the offices to accommodate increase in
massing
- Minor changes to door positions
- Modifications to car parking provisions to create additional 23 car parking
spaces
- Modifications to configuration of service yard and dock loading areas
- Minor modifications to landscaping proposals
It is understood that the proposed development is to be used by VAX Ltd, a UK
floor care brand/specialist. The VAX Ltd customer contact team is currently
registered at Quillgold House, Kingswood Road, Hampton Lovett, Droitwich.
This application is made based on the identified operational requirements of
VAX Ltd, over and above that of the previously approved development.
Given the size of the proposed replacement building, the proposals constitute a
major application and therefore appear on this planning committee agenda.
The application has been submitted with a number of supporting documents,
including:- Design & Access Statement
- Environmental Noise Report
- Addendum of Environmental Noise Report
- Flood Risk Assessment
- Geo-environmental Assessment
- Phase 1 Habitat and ecological scoping report
- Ecological Implications Update
- Land Contamination Report
- Transport Assessment
- Waste Management Plan
- Workplace Travel Plan
2.
Planning Policies
Wychavon District Local Plan June 2006
Relevant Policies are:
GD1 (Location Strategy for New Development)
GD2 (General Development Control)
ENV1 (Landscape Character)
ENV18 (Development in Areas of Low to Medium Flood Risk)
ENV19 (Surface Water Run-off)
SUR1 (Built Design)
SUR2 (Landscape Character)
SUR3 (Parking Provision)
ECON1 (Protection of Existing Employment Land)
ECON2 (Expansion of Existing Employment Land)
National Guidance
National Planning Policy Framework (the Framework)
3.
Planning History
W/01/00544/PN - Extend yard area out to the boundary at two places. Install
two-storey portakabin at the existing entrance to provide a new exit only facility
– Approved 30/05/2001
W/01/01478/PN - To install four camera pylons 7.5 metres high. – Approved
12/011/2001
W/01/02077/PN - install a portacabin for use as a smokeroom. – Approved –
13/02/2002
W/09/02872/OU - Outline planning application for replacement industrial
building for storage and distribution (class B8 of the Use Classes Order 2005)
with ancillary offices (class B1 of the Use Classes Order 2005). – Approved
09/02/2010
W/10/03008/OU - Application to vary conditions 8,9, 12 & 14 of Permission
W/09/02872/OU to exclude provision of access from commencement of
development. – Approved – 18/01/2011
W/11/00022/RM - Reserved matters application following outline planning
approval ref.no. (W/09/02872/OU) - replacement industrial building for storage
and distribution with ancillary offices. Approved – 04/04/2011
W/76/00049 - Despatch and receiving entrance to warehouse – Approved
W/87/00780 - Retail shop to be incorporated into part of existing warehouse
premises – Approved
W/88/01751 - Two high bay warehouses in 2 phases – Approved
W/89/00967 - Entrance porch and double doorway for existing disposal shop –
Approved
W/89/02193 - Infill to create new warehouse area – Approved
W/90/00198 - Part demolition of existing warehouse and construction of fifty
seven total lorry loading slash unloading bays and new reception area –
Approved
W/91/00295 - Construction of new office accommodation including new
entrance doors and windows within wall – Approved
W/95/00808/PP - Five additional loading bays and extension to provide
transport office Approved – 23/08/1995
4.
Consultation Responses
Town Council:
No comments received as of 03/06/13. Comments due by 12/06/13.
County Highways:
No comments received as of 03/06/13. Comments due by 12/06/13.
Environment Agency:
No comments received as of 03/06/13. Comments due by 12/06/13.
Severn Trent:
No objection to the proposal subject to inclusion of condition requesting
drainage details
Worcestershire Regulatory Services (Contaminated Land):
Our records including previous site investigations have indicated potential
significant issues associated with the previous industrial use and presence of
tanks on site. As such, recommend condition requiring a tiered site
investigation. Subject to the application of this condition, raise no objections to
the proposals in respect of contaminated land.
5.
Representations Received
No comments received as of 03/06/13. Comments due by 12/06/13.
6.
Representations Made
No comments received as of 03/06/13. Comments due by 12/06/13.
7.
OFFICER APPRAISAL
The main considerations in the assessment of this proposal are:
- the principle of the proposed development in this location;
- the visual impact of the proposed development on the surrounding landscape;
- the impact on the neighbouring units in terms of both noise and lighting
nuisance;
- the impact on the local highway network;
- landscape and ecological impacts;
- potential for contaminated land issues;
- flood risk assessment;
- energy statement and assessment against sustainability principles
In consideration of this planning application, an Environmental Impact
Assessment screening opinion was required as the development would fall
within Schedule 2 (Industrial Estate Development Projects) of the Town and
Country Planning (Environmental Impact Assessment) Regulations 1999.
However, it is considered that the proposal is unlikely to have significant effects
on the environment and is therefore not an EIA development requiring further
assessment.
Principle of Development
The location of the application site is within an established industrial estate.
This is considered to be the most appropriate location for an industrial building
of the scale proposed. The proposed use on the site would fall within use class
B8 (Storage and Distribution) with ancillary office accommodation (B1). The
existing use of the site is also within B8 use. The principle of storage and
distribution operations from this site has already been established. The
principle of the development has been established through the approval of
outline planning permission W/09/02872/OU and subsequent reserved matters
application W/11/00022/RM.
Policy and Economic Development
The Government is committed to securing economic growth in order to create
jobs and prosperity, as stated in paragraph 18 of the Framework. Paragraph 19
seeks to place significant weight on the need to support economic growth
through the planning system. Paragraph 20 continues by stating that to help
achieve economic growth, local planning authorities should plan proactively to
meet the development needs of business and support an economic fit for the
21st century. The proposed development is generally considered to help
achieve economic growth, and provide modern facilities for an existing
significant local employer.
The economic development officers have made the following comments on the
application:
- Berry Hill Industrial Estate was largely developed in the 1960s and 1970s and
some of the key buildings on the site are now dated and struggle to meet
modern business requirements.
- As a result a number of high profile closures and job losses have taken place
in recent years with a number of buildings remaining vacant for some time.
- The key to improving Berry Hill's future is the demolition of some buildings
and their replacement with new modern commercial investment, which this
application delivers.
- This proposal will help secure 170 jobs in the town with prospects for future
growth.
- Vax is a high profile international company that has grown within Droitwich
Spa and this high profile investment will help promote Berry Hill and Droitwich
Spa as an excellent business location.
Furthermore, the protection and expansion of existing employment sites are
supported by Policies ECON1 and ECON2 of the Wychavon District Local Plan
(June 2006).
Scale, Layout and Design
The proposed replacement industrial building would extend to 19,104 sq,m and
incorporate 21,956 sq.m of floor space including the mezzanine at first and
second floor. The ancillary office space would extend to 2217 sq.m over three
floors. The main storage and distribution building has an external height to
parapet of approximately 17m, with an overall ridge height of 19m. The
proposed ancillary offices are approximately 12.5m wide, with an overall height
of approximately 12m to the parapet. In addition, there are approximately
18,000 sq.m of hardstanding and landscaped areas, including car parking,
loading/unloading bays and footpaths, all set within a 37,690 sq.m (3.76ha)
site. For comparison, the proposed plan area of the building is approximately
5% larger than the existing building on the site, but would have a ridge height
approximately 7m lower than the highest vaulted section of the existing
building.
For comparison purposes, the proposed industrial building is approximately 12
sq.m larger than that previously approved, with an additional 2852 sq.m of
internal mezzanine floor space. The height of the main building is the same as
previously approved. The office accommodation is now proposed over an
additional floor and extends to approximately 1250 sq.m of extra floorspace
than that previously approved. The proposed increase in office accommodation,
over three floors, is still considered to form an ancillary and subservient
element to the main warehouse building. Whilst the proposed height and
massing of the office element has increased from that previously approved, it
would still remain considerably lower than the proposed external eaves of the
main warehouse building.
The proposed storage and distribution part of the building is almost square and
occupies the greater part of the north-east corner of the site. The associated
offices are in the form of an 'L' shaped three-storey block wrapped around the
eastern corner of the storage and distribution unit. The north-east elevation of
the main building proposed, includes 15 no. loading docks, with space for 4
future docks; and 2 no. level loading bays with parking space for 4 lorries
adjacent to the building. Parking space for up to 33 lorries is located opposite
the level access loading bays on the north-east boundary of the site. A new car
park for staff and visitor use incorporating 150 spaces (including disabled
spaces) is located in the eastern corner of the site. Provision is also made for
10 motor cycle and 20 standard cycle spaces.
A new gatehouse is proposed adjacent to the offices to control security and
entry onto site from the new Roman Way access, and exit onto Ten Acre just
south of the existing vehicular access. The proposed gatehouse would extend
to approximately 18 sq.m and to a height of 4m. The proposed finish of the
gatehouse, light grey composite cladding, is considered an acceptable choice
and seen in association with the main industrial building and ancillary offices.
The siting of the proposed building has been, in part, dictated by the existing
culverted storm drain running from north to south in the eastern corner of the
site, in the area proposed to be occupied by the new associated car park.
The submitted Design & Access Statement states, "being the replacement for a
very prominent existing structure it is envisaged that the new building has to be
a major presence within the immediate area, being of large proportions and
sited adjacent to the sole entrance to the industrial estate." The existing 26m
high building on the site is considered a large landmark building in the locality.
However, no objection is made to the principle of replacing this tall central
vaulted building, together with the lower single storey sections, given that these
existing structures are not considered to positively enhance the visual character
of the surrounding landscape. In particular, the existing tall vaulted central
building, which can be seen from various vistas within the locality, comprises of
four blank walls generally clad in profiled sheet metal.
The main body of the proposed building will include profiled sheet metal
cladding as a neutral colour choice. External pressed metal trims and flashings
have been designed to contrast this main elevational form, as will the escape
doors, loading bay doors and canopies. The contrasting door colours have
been proposed to tie in with the tenants corporate identity colours. The roof
cladding will be in a pale neutral colour. The office is a three storey shallow
pitch roofed building clad in a microrib composite system to contrast with the
main storage and distribution building. It is generally considered that the
proposed finish for the building would be generally acceptable for such a large
industrial building with ancillary offices, set within an existing industrial estate.
No objection is made to the principle of large corporate signs proposed on each
elevation of the building. Details of any signage are to be subject to a separate
application, and are not considered under this application.
The proposals would result in the built development extending nearer to the
southern, western and northern boundaries of the site, but further from the
eastern boundary. Whilst the proposals would result in an increase in building
mass along the western boundary adjacent to the A442 Kidderminster Road,
given the associated significant reduction in maximum building height from the
existing central vaulted building, it is considered that the visual impact on the
Kidderminster Road street scene would not be so significant to warrant refusal
of this application. The existing established planting to the west and east of the
site are to be retained, with the northern boundary to be reinforced with native
trees and shrubs. The south boundary of the site adjacent to the west bank is
proposed to be semi-ornamental planting to reflect the existing planting around
the adjacent buildings and extend the theme along the estate road, where no
significant planting exists at present. Further increased tree planting is
proposed to the West Bank frontage. It is considered that the proposed
development, and associated landscaping of the site would not have a
significant visual impact on the surrounding landscape, the majority of which is
an established industrial estate, over and above the existing site appearance.
Lighting
A detailed lighting scheme and an External Lighting Assessment has been
submitted as part of the application. In principle the external lighting has been
designed to achieve a functional lighting level, and will be non-light polluting,
and non-glaring to adjoining roads and buildings. The use of utility floodlighting
will be limited to the minimum standards necessary to allow business to
continue after dark, and to provide safety and security whist parking in and
servicing the development. Car parks, service yard and pedestrian areas,
including all escape doors and paths, are to be illuminated by LED / low level
light sources using a combination of building mounted luminaries and lighting
columns, to provide a minimum maintained illuminance. Local increases in
lighting levels shall be provided to the service yards and staff entrances and
loading bay areas for safe access and egress. The control of lighting solutions
will be via a time clock and photocell control. This will enable the lighting to be
controlled to operate during the opening times to coincide with the summer and
winter seasons, thus preventing the unnecessary operation of the lighting
system.
Landscape Impact
There are varying amounts of existing vegetation beyond the development site
boundary. To the south-east corner at the rear of the Roman Way Business
Centre there is a well maintained designed planting scheme including mature
shrubs and semi-mature trees. Along the eastern corner there is an existing
grass edge. The north-east boundary is dominated by an extensive tree belt of
small to medium size specimens. There is one large (approximately 18m high)
multi stemmed poplar within the tree belt to the north-west of the existing
vehicular entrance. There is very little existing vegetation along the northern
boundary of the site. The western boundary is well planted in a designed
roadside belt.
The existing established planting to the west and east of the site are to be
retained. The northern boundary is to be reinforced with native trees and
shrubs. The south boundary of the site adjacent to the west bank is proposed to
be semi-ornamental planting to reflect the existing planting around the adjacent
buildings and extend the theme along the estate road, where no significant
planting exists at present. Increased tree planting is proposed to the West Bank
frontage. Due to the functional requirements of the development, the
landscaping is confined to the site perimeters.
On balance, it is considered that the proposed landscaping scheme and
retention of existing landscape features are broadly agreeable. Comments from
the landscape officer had not been received at the time of writing this report.
Members will be updated on any comments received.
Access, Parking and Traffic
The access arrangement approved under application W/09/02872/OU have
been implemented on site, as per the consideration and approval of application
W/10/03008/OU, which excluded the provision of access from the
commencement of development, in order to implement the new access
arrangements prior to the demolition and replacement of the building. As such,
there are now two existing vehicular accesses serving the site, one from 'Ten
Acres' and the other off 'West Bank'. Site access arrangements, for both cars
(staff and visitors) and lorries have been designed as such to prevent any
vehicles backing-up onto the highway. It is envisaged that car, both staff and
visitors, would use the access off 'West Bank', where as lorries would utilise the
access off ' Ten Acres', as shown on drawing no. 'AP(0)001 D'.
The nearest bus stop is located on Kidderminster Road, approximately 520m
walk south of the site. An alternative bus stop is located on Westwood Road,
approximately 580m walk north-west of the site. An informal crossing facility
located on A442 Kidderminster Road provides a safe crossing point for
pedestrians. The site is approximately 1200m from Droitwich Spa Rail Station
to the south. The National Cycle Network Route 45 between Worcester and
Shrewsbury passes the site along a segregated section parallel to
Kidderminster Road. Covered cycle parking provisions (20 spaces) are
provided on site, with internal shower and changing room facilities also to be
provided.
The submitted Transport Assessment is considered to demonstrate that the
opportunities for sustainable transport modes have been considered and that
the residual cumulative impacts of the development would not have a severe
impact on the highway network, in accordance with paragraph 32 of the
Framework.
Comments from the Highways Authority had not been received at the time of
writing this report. Members will be updated on any comments received.
Contamination
Based on the review of the 2007 Geo-environmental Assessment and the
further review of the assessment undertaken in April / May 2013 including a
review of the historical mapping update, the environmental database as well as
a site walkover survey carried out on 26 April 2013, the following conclusions
are made in the submission:
- there is no evidence of a change in land use on the site and its surrounding
lands since 2007
- the Honeyman's Brook traverses the south-east corner of the site in a culvert
- the Mercia Mudstone is designated as Secondary B aquifer. There are no
licensed groundwater abstractions within 1km of the site and the site is not in a
Source Protection Zone for public water supply abstraction.
- it is considered that the risk to site users and construction workers from known
contaminants present in the soil is Moderate/Low Risk.
- the result of the soil gas monitoring indicates that gas protection measures are
not required for the site.
Worcestershire Regulatory Services consider that the previous industrial use of
the premises and presence of tanks on site have potential significant
contamination issues. The recommended condition with requesting a tiered site
investigation will be included with any approval to ensure that the risks from
land contamination to the future users of the land and neighbouring land are
minimised.
Noise
The original Environmental Noise Report, completed in November 2009,
recommended that plant noise levels from the proposed unit are limited in order
to ensure that noise from the proposed unit would not cause an overall increase
in background noise levels in accordance with BS 4142. An addendum, dated
15 May 2013, to the original noise report has been submitted to specifically
consider the current proposals. This addendum confirms that the nearest
sensitive properties to the site have been identified as residential properties
along Westwood Road, the nearest of which are located approximately 55m
from the western site boundary. Based on the previous proposals, limiting plant
noise levels for fixed services plant items were provided within the noise report
to see that there was no increase in background noise levels at the nearest
sensitive properties. In addition, it was considered that the re-orientation of the
service yard and location of the HGV route was such that shielding provided by
the proposed building would see that there was no increase in background
noise levels at the nearest residential properties. Given that the proposed
building would be constructed to modern standards (with subsequent acoustic
benefits) it was previously considered that noise impact associated with internal
activities were unlikely to be significant. The addendum report considers that
the proposed amendments to the previously approved scheme
(W/09/02872/OU and W/11/00022/RM) would not increase the level of noise
impact at the nearest sensitive properties and that the conclusions and
recommendations of the original noise report would still be valid.
Comments from Worcestershire Regulatory Services with regards to noise had
not been received at the time of writing this report. Members will be updated on
any comments received.
Flood Risk
A Flood Risk Assessment (FRA) has been submitted to accompany this
planning application. This site is located within Flood Zone 1 where there is a
low risk of flooding. Due to the scale of the proposed building, the amount of
storm water run-off has been identified as a potential issue.
The submitted FRA indicates that permeable surface materials will be
considered for the car-parking areas and drainage measures implemented to
intercept run-off. Drainage design will use SuDS features in the form of an
attenuation tank to store and attenuate stormwater runoff. Discharge to the
sewer will be limited to 20% less than the estimated existing discharge rate.
The impermeable area of the proposed development is reduced by 9%
compared to the previous land use.
It is concluded in the FRA that the drainage and attenuation design will allow for
a 20% reduction in rate of run-off compared to the existing site for all events up
to the 1 in 100 year storm. It is therefore considered that the proposed
development will not increase the risk of flooding in the wider catchment.
Comments from the Environment Agency and the land drainage engineers with
regards to site drainage and flood risk had not been received at the time of
writing this report. Members will be updated on any comments received.
Energy
It is noted that since the original outline and reserved matters applications, the
requirements of the building regulations relative to thermal performance and
energy consumption has increased significantly. In response, the external
envelope of the proposed building has been developed to improve its thermal
performance. The following opportunities have been identified:
External
- To utilise solar protection measures on the elevations of the ancillary office
element
- To utilise overhanging roof profiles to the main entrance providing shading
- Increased glazing to improve natural day lighting to the internal environment,
thus reducing reliance on artificial lighting
- External lighting will be the minimum to achieve adequate levels of security
and will be controlled through sensors and time clocks to limit energy use.
Internal
- Air permeability of the building will exceed the set requirements of Building
Regulations
- All rooms will be naturally ventilated where possible, through opening
windows
- The office areas of the building will be heated with and cooled with high
efficiency electric heat pump systems, supplemented with mechanical
heat-recovery ventilation (where natural ventilation is not possible)
- The warehouse will be provided with high efficiency gas fired heating plant
- The internal environmental conditions for the building will be set in accordance
with the recommendations of the CIBSE Design Guide A: 2006.
- Domestic hot water generation may be assisted by the use of thermal solar
collectors
- All heating, ventilation and comfort cooling system controls will be based on
digital systems that can be adapted and expanded for tenant use
- All lighting will utilise where possible LED / T5 lamp technology with electronic
control gear and switching through movement and daylight sensing to achieve
low energy use.
- Power factor correction equipment will be added to the electrical distribution
system to reduce energy losses.
- Flow restrictor devices will be installed to all water outlets to minimise water
use
It is considered that the replacement of the existing industrial buildings on the
site with a new industrial building incorporating the above features, would
represent development that meets modern energy efficiency standards, broadly
in accordance with part 10 of the Framework.
Ecology
Previous outline planning application W/09/02872/OU included the submission
of a Phase 1 Habitat and Ecological Scoping Report. This report concluded that
the majority of the site comprised hard standing and buildings. Vegetated
habitats were generally confined to the edges of the development, with a strip
of semi-improved grassland to the north, a strip of semi-natural broadleaved
woodland to the east and a line of trees to the west. The site was not
considered to have potential to support an invertebrate assemblage of
conservation interest, or populations of amphibians, reptiles, badgers or bats.
There was considered to be some limited foraging potential for bats in the
woodland strip to the east, and the site was also considered to have potential
for small numbers of breeding birds (nesting feral pigeons were observed
during the survey). It was recommended that site clearance take account of the
potential for breeding birds to be present, and that the vegetated strips on the
site boundaries be retained if at all possible. No other ecological issues were
identified, and no further surveys were required other than a check for breeding
birds prior to demolition.
An Ecological Update Note (May 2013) has been submitted as part of this
application. This report indicates that the revised proposals involve changes
entirely within the footprint of the already approved development, and would not
therefore result in any increased ecological impact in terms of habitat loss. It is
therefore not considered that the revised proposals differ in terms of ecological
impact from the consented scheme in any meaningful way, and the conclusions
and recommendations of the original report remain valid. Bird boxes are to be
provided in the existing trees. The northern boundary is to be reinforced with
native trees and shrubs, extending the habitat corridor.
Comments from the Landscape and Natural Heritage Officer had not been
received at the time of writing this report. Members will be updated on any
comments received.
Conclusion
The proposed use on the site would fall within use Class B8 (Storage and
Distribution) with ancillary office accommodation (B1). The existing use of the
site is within B8 use. The principle of the development has been established
through the approval of outline planning permission W/09/02872/OU and
subsequent reserved matters application W/11/00022/RM. It is not considered
that this application would be so significantly different to the approved details in
the aforementioned applications to negate the reasons of planning permission
being previously granted.
The proposed development is generally considered to help achieve economic
growth, and provide modern facilities for an existing significant local employer.
The proposed replacement industrial building, ancillary offices and associated
works are not considered to have any significant impact on the visual character
of the surrounding landscape or on the amenities of any neighbouring property
over and above the existing buildings and operations on the site.
8.
RECOMMENDATION Approval subject to no material planning objections
being made by any statutory consultee by 12 June 2013.
1.
The development hereby permitted shall be begun before the expiration of
three years from the date of this permission.
Reason - In accordance with the requirements of Section 91 (1) of the Town
and Country Planning Act 1990 as amended by Section 51 of the Planning
and Compulsory Purchase Act 2004.
2.
The development hereby permitted shall be carried out in accordance with the
following approved plans:
- 3091_Droitwich_OGL
- 07-3058-001
- AP(0)003 G
- AP(0)004 D
- AP(0)005 C
- AP(0)010 A
- AP(0)012 C
- AP(0)015 C
- AP(0)016 B
- AP(0)017 A
- ESC0876/S/003 P1
- AP(0)001 D
- AP(0)002 H
- AP(0)008 B
- AP(0)011 B
- Landscape Proposals 1A
Reason - In order to define the permission and ensure the development is
visually satisfactory, in accordance with saved Policies GD2 and SUR1 of the
Wychavon District Local Plan (June 2006)
3.
All planting and seeding/turfing comprised in the submitted landscape scheme
as shown on drawing no. 'Landscape Proposals 1A', hereby approved, shall be
carried out in the first planting season following the completion or first
occupation/use of the development, whichever is the sooner.
All planting shall be watered as necessary and competitive weed growth
controlled to ensure successful establishment.
Any trees or plants which, within a period of five years from the completion of
the planting, die, are removed or become seriously damaged or diseased shall
be replaced in the next planting season with others of similar size and species,
unless otherwise agreed in writing by the Local Planning Authority.
Reason - To protect and enhance the visual amenities of the area and to
ensure the satisfactory development of the site - in accordance with saved
Policies GD2, ENV1 and SUR2 of the Wychavon District Local Plan (June
2006).
4.
Demolition, clearance or construction work and deliveries to and from the site in
connection with the development hereby approved shall only take place
between the hours of 08.00 and 18.00hrs Monday to Friday and 08.00 and
13.00hrs on a Saturday. There shall be no demolition, clearance or
construction work or deliveries to and from the site on Sundays or Bank
Holidays.
Reason - To preserve the amenities of the locality, in accordance with saved
Policy GD2 of the Wychavon District Local Plan (June 2006)
5.
No building hereby permitted shall be occupied until the sustainable drainage
scheme for the site has been completed in accordance with the submitted
details. The sustainable drainage scheme shall be managed and maintained
thereafter in accordance with the agreed management and maintenance plan.
Reason - To ensure the proposed development does not exacerbate flood risk
and deals with surface water run-off from the site in a sustainable manner, in
accordance with policy ENV19 of the Wychavon District Local Plan (adopted
June 2006) and the provisions of the Council’s Water Management
Supplementary Planning Document (October 2009).
6.
Clearance of the site shall be restricted to the months outside of the nesting
period (late February to August incl) so as to protect as far as possible, any
protected nesting birds that could be present within the existing boundary
vegetation. Bird boxes shall be installed on site in accordance with the details
submitted prior to the occupation of the building hereby permitted, and shall be
retained thereafter.
Reason - To protect any nesting birds on the site and to make appropriate
habitat provision in accordance with paragraph 118 of the NPPF
7.
No burning of waste arising from construction or ground clearance work shall
take place on the site.
Reason - To preserve the amenities of the locality, in accordance with saved
Policy GD2 of the Wychavon District Local Plan (June 2006)
8.
The car and lorry spaces to be provided shall be kept available for the parking
of motor vehicles at all times.
Reason: To ensure the proposed development is provided with adequate
parking/turning space in the interests of road safety and to prevent
indiscriminate parking on the public highway, in accordance with policies GD2
and SUR3 of the Wychavon District Local Plan (adopted June 2006)
9.
Unless otherwise agreed by the Local Planning Authority development, other
than that required to be carried out as part of an approved scheme of
remediation, must not commence until conditions 1 to 4 have been complied
with:
1. Further detailed site investigation and risk assessment must be undertaken
as identified by the conceptual model, which should be revised to include offsite
receptors, and the initial investigation which revealed unacceptable risk. This
should follow recommendations made by the investigation and include further
gas monitoring and soil sampling. A written report of the findings should be
produced. This report must be approved by the Local Planning Authority prior
to any development taking place. The investigation and risk assessment must
be undertaken by competent persons and must be conducted in accordance
with DEFRA and the Environment Agency's "Model Procedures for the
Management of Contaminated Land, CLR11"
2. Where identified as appropriate, a detailed remediation scheme to bring the
site to a condition suitable for the intended use by removing unacceptable risks
to identified receptors must be prepared and is subject to the approval of the
Local Planning Authority in advance of undertaking. The remediation scheme
must ensure that the site will not qualify as Contaminated Land under Part 2A
Environmental Protection Act 1990 in relation to the intended use of the land
after remediation.
3. The approved remediation scheme must be carried out in accordance with
its terms prior to the commencement of development, other than that required
to carry out remediation, unless otherwise agreed in writing by the Local
Planning Authority.
4. Following the completion of the measures identified in the approved
remediation scheme a validation report that demonstrates the effectiveness of
the remediation carried out must be produced, and is subject to the approval of
the Local Planning Authority prior to the occupation of any buildings.
5. In the event that contamination is found at any time when carrying out the
approved development that was not previously identified it must be reported in
writing immediately to the Local Planning Authority. An investigation and risk
assessment must be undertaken and where necessary a remediation scheme
must be prepared, these will be subject to the approval of the Local Planning
Authority. Following the completion of any measures identified in the
approved remediation scheme a validation report must be prepared, which is
subject to the approval in writing of the Local Planning Authority prior to the
occupation of any buildings.
Reason - To ensure that risks from land contamination to the future users of the
land and neighbouring land are minimised, together with those to controlled
waters, property and ecological systems, and to ensure that the development
can be carried out safely without unacceptable risks to workers, neighbours
and other offsite receptors
Notes:
In the consideration of this application, the Council has had regard to the following
policies:Wychavon District Local Plan (adopted June 2006)
Policy GD1 (Location Strategy for New Development – states that most new
development will be accommodated with main built up areas or within other
defined settlement boundaries)
Policy GD2 (General Development Control – includes general criteria used for
the assessment of all proposals)
Policy ENV1 (Landscape Character– includes criteria relating to impact on the
landscape for the assessment of all proposals )
Policy ENV18 (Development in areas of low to medium flood risk - including
appropriate circumstances where development will be permitted in such areas)
Policy ENV19 (Surface Water Run-Off – encourages the provision of
Sustainable Drainage Systems)
Policy SUR1 (Built Design – requires new buildings to demonstrate a high
standard of design and make a positive contribution to visual quality of the area)
Policy SUR2 (Landscape Design - highlights criteria by which to assess the
landscape impact of proposed schemes)
Policy SUR3 (Parking Provision – requires development to comply with parking
standards unless it can be shown that highway safety will not be compromised)
Policy ECON1 (Protection of Existing Employment Land - protecting existing
employment sites for the benefit of the local economy)
Policy ECON2 (Expansion of Existing Rural Employment Sites - supporting the
expansion of existing businesses where no landscape impact or harm to the
local environment would be caused)
The Council find that:
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the proposed development would be constructed on previously developed land
and in a location where facilities exist so as to reduce reliance upon the private
car; and
the proposed development would not have an adverse impact on the amenities
of other units or residential properties to justify refusal of planning permission;
and
the proposed development demonstrates a high standard of design that in
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
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appropriate in the existing natural and built context; and
the proposed development incorporates sufficient parking provision and would
not prejudice highway safety; and
it has been shown that the proposed development will include satisfactory
drainage facilities to deal with surface water run-off; and
the proposed development complies with all the relevant planning policies
referred to above and that there are no justifiable reason to refuse planning
permission.
Positive and Proactive Statement
No problems have arisen in dealing with this application. The planning application
sought an acceptable form of development consistent with the requirements of
relevant policies and material considerations. No amendments or alterations were
therefore required and no further positive or proactive action was deemed
necessary.