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					Committee Date: 21.08.2008 Proposal

Agenda No: 2

Erection of two storey office building with associated car parking facilities. Site E Rotary Way Wansbeck Business Park Ashington Northumberland NE63 8QW Bothal North Mr B Hannaway Northumbria Enterprise Ltd Wansbeck Enterprise Centre Lintonville Parkway Ashington Northumberland NE63 9JZ Date Valid: 13.06.2008 Expiry Date: 12.09.2008

Location

Ward Applicant

App. No: 08/00119/FUL

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© Crown copyright. All rights reserved license no. 100018319, 2008

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Consultations:

Environment Agency – no objections subject to conditions Northumbrian Water – no comments received Planning Policy Manager – no objections in principle Environment Services Manager (Highways) – no objections Environment Services Manger – Trees/Open Spaces – no objections providing there is no disturbance to the adjacent woodland belt to the east of the site Principle Environmental Health Officer – no objections provided a contaminated land condition is attached Site notice displayed and press notice published

Neighbour letters issued to Unit 16; Nos. 4, 5A, 5B and 6 Esther Court; 32 Hawthorn Walk Letter received from Polar Krush, Unit 10 to the north of the site. The letter requests that the design and building line is in keeping with the surrounding units and raises concerns regarding the visual impact on their own building. It is thought that the building will obscure the views from the CCTV equipment on Unit 10, the building should therefore be set back. Representative from Cyclists Touring Club – raised the point that cycle provision had not been included Site History: Policy Content: None applicable Wansbeck District Local Plan 2007, policies: GP1 – Locational strategy for the District GP4 – Accessibility GP6 – Protection of existing trees GP29 – Land contamination GP30 – Visual impact GP31 – Urban design GP32 – Landscaping GP34 – Resource conservation and integrated renewable energy GP35 – Crime prevention GP36 – Comprehensive development EMP1 – General employment areas EMP2 – Business Parks T2 – Provision for buses T3 – Provision for cyclists T4 – Provision for walking T5 – Access for people with reduced mobility T6 – Traffic implications T7 – Parking provision Planning Policy Statements: PPS1: Delivering Sustainable Communities

PPS4: Firms Report:

Industrial, Commercial Development and Small

This is a full planning application submitted by Northumbria Enterprise Limited for the development of a two storey office building with associated car parking within Wansbeck Business Park which is adjacent to the A197 on the edge of Ashington. The development will be 1320sqm and will sit on this previously disused colliery site which has been developed by One North East to bring economic growth to Ashington. The building will comprise of office units ranging from 14 - 40sqm allowing units to be let to different companies, depending on their needs. It will also provide break out areas with kitchen space for the tenants to use as a social area. The purpose of this development is to offer new smaller businesses an affordable way to gain office space not always available within other areas of the District. The proposal will be a L-shaped building similar to the existing buildings within the business park. The design of the external facades are proposed to be modern with the use of composite panels and glazing, giving a simple but modern form. The proposed strategy allows for the existing access road into Wansbeck Business Park to be utilised. Within the development boundary, an access road has been provided into the site which would not need to be replaced, and could be branched off if/when future developments are constructed. The access road has also been developed to allow access for refuse and services vehicles with a refuse point currently being provided to the eastern part of the site. Dedicated disabled parking provision at 5% of the parking allowance has been provided through priority bays directly adjacent to the main entrance. Appropriate pathways will also be provided for those approaching the building on foot. The site of the south of the proposed development site is currently undeveloped. To the north is an existing office building and to the east is a small wooded area with mature evergreen planting and a boundary fence running along the edge of the site. To the west and on the opposite side of the road is an artificial landscaped lake featuring islands and a pergola that provides seating. Two letters have been received in relation to this application, the details of which are listed earlier. With regards to the letter from the Director of Polar Krush, the majority of his concerns relate to the design of the building, the building line and parking matters in that they are all in keeping with the neighbouring buildings. Other points raised relate to an indicative future development which have been highlighted on the plans for this proposal to hand but does not form part of this application. The second letter of objection queries the absence of cycle provision on the plans. In terms of the principle of the development, there are a number of local plan policies that need to be considered. Policy GP1 of Wansbeck’s local plan considers the location of a development. It advises that provided the proposals are in accordance with other policies of the Plan and within defined settlement limits, it will be permitted. Policy GP4 focuses on the accessibility of a development advising that the need to travel and journey lengths should be reduced. The development should be accessible to all users by choice of means of transport such as buses, walking and cycling. Policies EMP1 and EMP2 specifically advise on general employment

land and business parks. Policy EMP1 states that ‘Proposals for development in classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987 (business, industrial, storage and distribution uses) will be permitted in these areas’. Policy EMP2 states ‘Development within these areas should be of a high design standard and incorporate a significant amount of planting and other forms of landscaping’. With regards to more detailed local plan policies for developments such as this, policies GP6 and GP32 takes account of trees and hedgerows and landscaping matters specifying ‘The authority will seek to protect trees, woodlands and hedgerows in the District and will encourage new planting, particularly of native species’. It also adds ‘When planning permission is granted for development, conditions will be applied or planning agreements entered into to secure the protection of existing trees or hedgerows of value on the site and to secure new planting’. In this case, the applicant has not submitted detailed plans for landscaping, therefore, this will be addressed through planning conditions. Policy GP29, land contamination, clarifies that ‘Where there is reason to suspect that land is affected by contamination, applicants for planning permission will be required to submit a report of a desk study of previous uses of the site and their potential for contamination’. Similarly, it adds that ‘Development will only be permitted if sustainable and feasible remediation solutions are adopted to secure the removal of unacceptable risk and make the site suitable for its new use’. Under the advice of the Environmental Protection Officer, a condition has been included, should this proposal be approved, that a desk top study is carried out in line with this policy. Polices GP30 and GP31 consider the visual impact and design of the development. Policy GP30 states that ‘All proposed development will be assessed in terms of its visual impact. Developments which in visual terms would cause significant harm to the character or quality of the surrounding environment will be refused’. Policy GP31, in considering design, advises that a proposal should ‘promote character in townscape and landscape and establish local identity, encourage accessibility and promote diversity and choice through a mix of compatible developments and uses that work together to create viable places that respond to local needs’. With regards to the transport implications of a proposal, polices GP1 and GP4 (mentioned earlier), T2 - Provision for buses; T3 – Provision for cyclists; T4 – Provision for walking and T5 – Access for people with reduced mobility are important in assessing if adequate and functional provision is available/proposed. The location of the development is located closely to bus routes with certain buses entering into the park itself. Wansbeck Business Park is located within close proximity to both residential areas and the town centre and is, therefore, easily accessible on foot from the bus stops and the nearby vicinity. Parking provision has been allocated for those with reduced mobility and a planning condition is attached to include cycle provision. Policies T6 and T7 of the local plan further advise on the traffic and parking implications of a proposal. Policy T6 states that the volume and character of traffic likely to be generated by and attracted to the proposed development will be considered and only permitted if:

   

The existing highway network is adequate to cope with any additional traffic resulting from the development or necessary improvement works will be carried out before the development goes ahead; and The proposed arrangements for access and egress will allow the safe and efficient movement of vehicles; and Internal circulation arrangements will be able to absorb vehicular traffic entering the site without queues forming on existing roads and will include measures to achieve safe traffic speeds; and Adequate provision is made, in terms of safety and operating efficiency, for servicing and deliveries and for other heavy vehicles such as buses and emergency vehicles.

Policy T7 specifies that a proposed development will be assessed in terms of the following:      The scale and type of development; and Accessibility by public transport, on foot and by cycle; and The potential for road safety and environmental problems as a result of increased parking demand in the area; and The extent and nature of any parking restrictions in force on highways in the area; and County-wide maximum parking standards as set out in Appendix T3 (or any local standards published in a future Supplementary Planning Document).

With regards to both of these policies, it has been demonstrated that the existing highway network is adequate to accommodate the additional traffic generated by this proposal. There is also provision for mobility impaired people and those who wish to walk or cycle to work. In terms of parking requirements, the plans show that there will be in excess of around 60 parking bays which is more than sufficient for the size of the development. Appendix T3 refers to a ratio of 1/50 sq metre gross for staff parking and 1/300 sq m gross for visitors. These figures are a based on an out of town development. Planning Policy Statement 1: Delivering Sustainable Development states that planning authorities should ‘recognise that economic development can deliver environmental and social benefits’. Planning Policy Statement 4 seeks to ‘encourage continued economic development in a way which is compatible with its stated environmental objectives. Economic growth and a high quality environment have to be pursued together’. The proposal and supporting Design and Access Statement show that the criteria to satisfy a development of the scale and purpose have been fulfilled. There is also potential to build on the economic viability of Ashington with encouraging scope to expand this on the neighbouring site alongside. No other objections have been received therefore the application is recommended for approval. Recommendation: Grant planning permission subject to the following conditions:

Conditions 01. The development hereby permitted shall be begun within three years from the date of this permission. Reason: To comply with the requirements of section 91 (as amended) of the Town and Country Planning Act 1990. 02. Before any development commences, a schedule of the types and colours of materials to be used on the external elevations of the proposed development shall be deposited with and approved by the Local Planning Authority. The materials as approved shall thereafter be used on the development. Reason: 03. In the interests of visual amenity.

Before any development is commenced on site a landscaping scheme shall be submitted to and approved by the Local Planning Authority. This scheme shall indicate the treatment proposed for all ground surfaces together with the plant and tree species and materials proposed and their disposition and shall include details of the ground preparation works prior to planting. Reason: To enhance the appearance of the development.

04.

The landscaping scheme shown on the approved plan shall be carried out during the first appropriate planting season following the commencement of the development. The scheme shall be maintained for a period of 5 years from the date of planting. During this period any trees or shrubs which die or are damaged, removed or seriously diseased shall be replaced by trees or shrubs of a similar size and species to those originally required to be planted to the satisfaction of the Local Planning Authority. Reason: To ensure that the work is carried out within a reasonable period and thereafter properly maintained.

05.

Details of cycle parking facilities shall be submitted to and approved by the Local Planning Authority before the development commences. These facilities shall be installed in accordance with the approved details before the development is first brought into use. Reason: To ensure that adequate provision is made for cyclists visiting the site.

06.

Details of all means of enclosure shall be submitted to and approved by the Local Planning Authority before the development commences and shall be erected before the development is first brought into use. Reason: In the interests of visual amenity.

07.

No development shall be constructed until a fully dimensioned layout plan incorporating road drainage, street lighting and landscaping together with a longitudinal section of the new access roads and details of the construction of the carriageway footpaths and access has been submitted to and approved by the Local Planning Authority. Reason: standards. To achieve a form of development to adoption

08.

Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor installed in accordance with a scheme previously submitted to and approved in writing by the local planning authority. Roof water shall not pass through the interceptor. Reason: To prevent pollution of the water environment.

09.

The development hereby permitted shall not be commenced until a scheme to deal with any contamination of land or pollution of controlled waters has been submitted to and approved by the Local Planning Authority (LPA) and until the measures approved in that scheme have been implemented. The scheme shall include all of the following measures unless the LPA dispenses with any such requirement in writing: a) A desk-top study carried out to identify and evaluate all potential sources of contamination and the impacts on land and/or controlled waters, relevant to the site. The desk-top study shall establish a 'conceptual site model' and identify all plausible pollutant linkages. Furthermore, the assessment shall set objectives for intrusive site investigation works/ Quantitative Risk Assessment (or state if none required). Two full copies of the desk-top study and a non-technical summary shall be submitted to the LPA without delay upon completion. b) If identified as being required following the completion of the desk-top, a site investigation shall be carried out to fully and effectively characterise the nature and extent of any land contamination and/ or pollution of controlled waters. It shall specifically include a risk assessment that adopts the SourcePathway-Receptor principle, in order that any potential risks are adequately assessed taking into account the sites existing status and proposed new use. Two full copies of the site investigation and findings shall be forwarded to the LPA without delay upon completion. c) Thereafter, a written method statement detailing the remediation requirements for the land contamination and/ or pollution of controlled waters affecting the site shall be submitted and approved by the LPA, and all requirements shall be implemented and completed to the satisfaction of the LPA. No

deviation shall be made from this scheme without express written agreement of the LPA. If during redevelopment contamination not previously considered is identified, then the LPA shall be notified immediately and no further work shall be carried out until a method statement detailing the scheme for dealing with the suspect contamination has been submitted to an agreed in writing by the LPA. d) Two full copies of a full closure report shall be submitted to and approved by the LPA. The report shall provide verification that the required works regarding contamination have been carried out in accordance with the approved Method Statement(s). Post remediation sampling and monitoring results shall be included in the closure report to demonstrate that the required remediation has been fully met. Reason: To ensure that any contaminants within the site are dealt with in an appropriate manner to afford protection to the public, the buildings and the environment. 10. Provision shall be made on site for the storage of materials and the parking of all operatives and visitor vehicles in accordance with a scheme to be submitted to and approved by the Local planning Authority. Thereafter, the storage and parking areas shall be kept available for use for the duration of the works. Reason: To avoid obstruction of the adjacent highways by construction materials and traffic, in the interests of amenity and highway safety. 11. Prior to the commencement of development, precise details of a wheel cleaning facility and its siting shall be submitted to and approved in writing by the Local Planning Authority. That facility shall be retained in the agreed position for the duration of construction work or as otherwise agreed with the Local Planning Authority for use by construction traffic. Reason: 12. In the interests of highway safety and amenity.

All loaded wagons leaving the site shall be sheeted or otherwise treated to prevent the spread of dust/ debris onto the highway. Reason: In the interest of highway safety.

13.

The design of the proposed development shall incorporate energy conservation proposals and be able to demonstrate 10% of predicted energy requirements shall be provided, on site, from renewable sources. Reason: To achieve a satisfactory form of development in the interests of energy conservation and sustainability and in accordance with policy GP34 of the Wansbeck District Local Plan 2007.

Background papers:

Planning application file:

08/00119/FUL

Officer: Miss Judith Brown 4th August 2008