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Application Number 07/2008/0233/REM
Address Plot 5000 (Phase 1)
South Rings Business Park
Lostock Lane
Bamber Bridge
Applicant Muse Developments Ltd
Agent
Bennett Architects
117-119 Portland Street
Manchester M1 6FB
Development Reserved Matters erection of 1no 3 storey and
1no 2 storey office buildings (Use Class B1) and
associated car parking access roads and
landscaping
Officer Recommendation Approval
Recommended Conditions:
1. That prior to the commencement of the use of the two office buildings the car parking
areas shall be surfaced and marked out in accordance with the approved plans.
These areas shall be retained thereafter.
REASON: To ensure the provision and retention of adequate parking facilities in
accordance with Quality of Development Policy QD1 in the South Ribble Local Plan.
2. That all planting, seeding or turfing comprised in the approved detail of landscaping
scheme shall be carried out in accordance with BS 4428, 1989 with any stock
complying with the specification of BS 3936 (part 1) 1992 in the first planting seasons
following the commencement of the development or such extension of this time as
maybe agreed in writing with the Local Planning Authority. Any trees or plants within
a period of 5 years from the completion of the development 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 the Local Planning Authority gives
written consent to any variation.
REASON: In the interests of the amenity and appearance of the area in accordance
with Quality of Development Policy QD7 in the South Ribble Local Plan.
3. That prior to the commencement of the development hereby approved a ground level
survey to include existing ground levels and existing and proposed ground and slab
levels shall be submitted to and approved in writing by the Local Planning Authority.
The development shall be constructed in accordance with this scheme.
REASON: To ensure the satisfactory appearance and drainage of the site in
accordance with Quality of Development Policy QD1 in the South Ribble Local Plan.
4. Prior to the commencement of development, details of the lighting in and around the
car parks, hereby approved, shall be submitted to and agreed in writing by the Local
Planning Authority. The scheme shall include:
(i) the location and height of the lighting columns;
(ii) the details of the light fittings;
(iii) the colour of the lights;
(iv) the lux levels; and
(v) the details of louvers on the light fittings.
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The approved lighting details shall be installed prior to the occupation of the building
and retained in an effective state thereafter.
REASON: To provide adequate lighting for the car parks and to accord with Quality of
Development Policy QD1 and Environment Policy ENV24 of the South Ribble Local
Plan.
5. That before any fixed mechanical plant is used on the premises, it shall be enclosed
with sound insulating material and mounted in a way which will minimise transmission
of structure borne sound in accordance with a scheme to be first agreed in writing by
the Local Planning Authority.
REASON: To avoid the creation of a noise nuisance to nearby commercial property in
accordance with Quality of Development Policy QD1 in the South Ribble Local Plan.
6. That prior to the commencement of the development hereby approved, full details of
bin and cycle storage facilities within the site shall be submitted to and approved in
writing by the Local Planning Authority. The approved bin and cycle storage facilities
shall be provided prior to first occupation of any of the dwellings hereby approved and
retained as such thereafter.
REASON: To ensure the satisfactory appearance of the site in accordance with
Quality of Development Policy QD1 in the South Ribble Local Plan.
7. Prior to the occupation of the two office buildings, hereby approved, a detailed travel
plan shall be submitted to and approved in writing by the Local Planning Authority.
Such a plan shall provide details of the objectives, targets and measures to promote
and facilitate public transport use, walking, cycling and practices / facilities to reduce
the need to travel and to reduce car use. It shall also provide details of its
management, monitoring and review mechanisms, travel plan co-ordination, and the
provision of travel information and marketing. The initiatives contained within the
approved plan shall be implemented and shall be in place within three months of the
first occupation of the office buildings unless otherwise agreed in writing by the Local
Planning Authority.
REASON: To limit the number of car borne journeys to the development in the
interests of highway safety and the character and appearance of the area, in
accordance with Transport Policies T11, T12 and T13 in the South Ribble Local Plan.
SITE AND SURROUNDING AREA
The commercial and retail development site at South Rings Business Park currently
comprises a B&Q Store, a Holiday Inn, a Burger King, and the Walton Fox Public House, all
of which are accessed off the B&Q roundabout. Part of the land to the south of this is
currently being developed for offices, together with a prestigious Bentley Car Showroom.
The land has the benefit of outline planning permission for office (B1 use) and warehousing
and distribution (B2 & B8 uses).
South Rings Business Park is bounded to the south by the western end of the M65
Motorway, at a higher level than the site. To the west is a short length of dual carriageway
road connecting the roundabout at the end of the M65 motorway to a roundabout linking the
A6 and the A582. The northern boundary is Lostock Lane (the A6) beyond which is a hotel
(Travelodge), the Millers Tavern Public House and Sainsbury’s Superstore on the frontage,
with mixed mainly industrial and commercial uses behind. Most of the eastern boundary is
formed by Wigan Road (the A49). Higher Green Wood in the north-eastern corner of the
block defined by these roads is excluded from the development site. The land south and
west of the motorway is in agricultural use.
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PLANNING HISTORY
Planning permission (07/97/0372) was granted by the Secretary of State for the
Environment, Transport and the Regions on 10th February 2000 following a Call-in Inquiry for
a mixed use development comprising retail warehouse, public house, fast food outlet, offices,
industry, storage, distribution and hotel uses (Classes A1, A3, B1, B2, B8 and C1) with
associated landscaping at Lostock Lane, Cuerden, Bamber Bridge.
Planning permission (07/00/0405) (Approval of Reserved Matters) was granted on 1st
September 2000 for landscaping in respect of the first phase of mixed use employment
development, land south of Lostock Lane, Cuerden, Bamber Bridge.
Planning permission (07/00/0471) (Approval of Reserved Matters) was granted on 20th
September 2000 for the erection of a Drive-Thru restaurant with associated car parking and
landscaping, land south of Lostock Lane, Cuerden, Bamber Bridge.
Planning permission (07/00/0715) (Approval of Reserved Matters) was granted on 2nd March
2001 for the erection of three storey hotel and two/single storey Public House with
associated landscaping and car parking and replacement of earth mound with balancing
pond, land south of Lostock Lane, Cuerden, Bamber Bridge.
Advertisement consent (07/00/0790) was granted on 25th May 2001 for the retention of 3 No.
free-standing signs, land south of Lostock Lane, Cuerden, Bamber Bridge.
Advertisement consent (07/01/0334) was granted on 20th June 2001 for an illuminated and
non-illuminated signage scheme at Burger King, Lostock Lane, Bamber Bridge.
Planning permission (07/01/0619) (Approval of Reserved Matters) was granted on 10th
October 2001 for the extension of the spine road at South Rings Business Park.
Planning permission (07/01/0801) (Approval of Reserved Matters) was granted on 11th March
2002 for 2 No. three storey B1 office buildings with associated car parking at Area 3000,
South Rings Business Park.
Advertisement consent (07/04/0401) was granted on 28th May 2004 for an externally
illuminated signage scheme at the Vintage Inn, Lostock Lane, Bamber Bridge.
Advertisement consent (07/04/0515) was granted on 18th June 2004 for a signage scheme
for the hotel, Express by Holiday Inn, Lostock Lane, Bamber Bridge.
Permission (07/05/0301) was granted on 13th May 2005 for the variation of Condition 1 of
planning permission 07/97/0372 to extend the time for the submission of details to 11th
February 2007, land at South Rings Business Park.
Permission (07/06/0512/FUL) was granted on 27th July 2006 for the variation of Condition 1
of planning permission 07/05/0301 to extend the time for the submission of details to 11th
February 2010, land at South Rings Business Park.
Planning permission (07/2006/1233/REM) was granted on 16th February 2007 for the
erection of 3-storey office building (Class B1) with associated car parking and access
(Reserved Matters) at land south of Lostock Lane, Bamber Bridge. Construction work has
just commenced on this development.
Planning permission (07/07/0638/FUL) was granted on 16th August 2007 for the erection of a
car showroom building and two office units with associated car parking, access and
landscaping at Area 3000, South Rings Business Park.
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THE PROPOSAL
Approval of Reserved Matters is sought for the layout, scale, appearance, access and
landscaping for the erection of a three storey office building (Building D) and a two storey
office building (Building E), on Area 5000 at South Rings Business Park. Area 5000 is
located in the south west corner of South Rings Business Park. The two buildings will be
speculative B1 offices for the local (City Region) market.
The three storey office building (Building D) will measure 39.2 metres long, by 21.0 metres
wide (deep) including the external fire escape staircase, by 13.6 metres high (at the highest
point). The two storey office building (Building E) will measure 31.0 metres long, by 17.0
metres wide (deep), by 10.0 metres high (at the highest point). The development will provide
office space with a total nett lettable floor area of 2,157 square metres and a total gross
internal floor area of 2,520 square metres. The walls will comprise a mixture of buff / beige
and off-white render, ‘Harewood Russett’ buff brickwork and aluminium framed glazing,
interspersed with projecting vertical fin walls of a contrasting render colour. Part of the lower
storey of Building D will be faced in architectural masonry facing block-work. The two
buildings will have flat roofs with aluminium clad deep horizontal overhangs and aluminium
fascias and soffits.
The applicant is proposing the provision of a 77 space car park, including 5 disabled spaces,
together with secure cycle storage and motorcycle spaces, bin stores and a sub-station. The
existing public footpath (Footpath No. 12) that runs across the site (Area 4000) will be
diverted locally to run along the southern boundary between Area 4000 and Area 5000.
The application was accompanied by a supporting statement which specifies that the
approved Masterplan has defined the internal layout and infrastructure within the Business
Park. Building D is sited parallel to the new office building that is almost complete on Plot
4000 and Building E is set out in a radial manner from the central hub. The overhead power
cables and the pylon base to the south of the plot have been taken into account in the siting
of the two proposed buildings. The site plan for phase 1 of Plot 5000 (i.e. Buildings D and E)
has been laid out with some consideration for the possible layout for phase 2 within the Plot.
Vehicular and cycle entry to Plot 5000 is gained via the central spine road, which runs
through the Business Park, accessed from the A6. Dedicated disabled parking spaces are
available directly outside the main entrances to the two office buildings and level access into
the entrance atriums is provided via double leaf entrance doors, in compliance with the
requirements of the Disability Discrimination Act (DDA).
Although the application is for Reserved Matters, the applicant submitted a Geo-
environmental Desk Study for Plot 5000, prepared in June 2007 together with an
Environmental Phase II site Investigation, dated October 2007, both of which were carried
out by Integra Consulting (Structural) Engineers.
The application has also been accompanied by a Framework Travel Plan, prepared by
Sanderson Associates (Consulting Engineers) Ltd, to encourage a reduction in car journeys
and sets out measures which will encourage travel via a variety of modes by all occupiers /
users within the proposed development. The Framework Travel Plan, together with
individual Company Travel Plans, will be further developed in conjunction with the Highway
Authority, once the site is operational and specific travel needs are identified.
SUMMARY OF PUBLICITY
Two site notices have been posted and neighbouring properties were notified. No letters of
representation have been received.
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SUMMARY OF CONSULTATIONS
The Environment Agency raised no objection. If during development, contamination not
previously identified, is found to be present at the site then this should be investigated. All of
the land contamination issues were addressed and resolved at the outline planning stage
(07/97/0372).
County Highways has commented that no Transport Assessment has been submitted with
this application for Reserved Matters. The applicant is preparing a further Transport
Assessment for later phases of office development at South Rings.
The Design Panel raised no objection. The proposed scheme is appropriate given its
context and the constraints imposed on the site layout by the shape of the development plot
and the limited amount of frontage onto the central spine road. The buildings provide a fairly
standard solution to providing 2,153 square metres of useable office space within efficient
building layouts. In order to maintain the design quality that is being established at South
Rings Business Park through the development of schemes on other plots (i.e. Plot 4000) it
will be important to ensure suitable attention is given to the final choice and finish of building
materials as well as the quality of the landscape scheme.
The Ramblers (South Ribble Group) raised no objection to the proposed development
which includes the diversion of Cuerden Footpath No. 12. Formal notices of complaint have
been submitted to Lancashire County Council regarding the current obstruction of the Public
Right of Way (Footpath No. 12).
The Environmental Health Officer raised no objection but requested that a noise mitigation
condition be imposed.
The Council’s MAPs Team raised no objection but advised that the lighting levels to the car
park meet the British Standard to reduce the opportunity for crime to occur.
MATERIAL CONSIDERATIONS
Local Plan Allocation
The development, which has been approved in outline, at South Rings Business Park is
located between Lostock Lane and the M65 motorway at Cuerden, on land allocated on the
Proposals Map of the South Ribble Local Plan and Policy EMP1 as employment land (Site
A). The Policy specifies that the land between Lostock Lane and the M65, in Cuerden may
be developed for a wide range of employment generating uses, including business,
commercial and leisure uses. This land must be developed comprehensively to high quality
and to a high standard of design and landscaping.
Policy EMP1 identifies the site is well located on the edge of the existing built-up areas of
Bamber Bridge and Lostock Hall. Some 12 hectares of the site is developable. The site has
superb access to both national and local highway networks and is within walking and cycling
distance of residential areas. It is ideally suited to a range of employment generating uses.
The retention of the existing landscape features will be expected together with extensive new
landscaping. This prominent location presents an opportunity to promote a high quality
statement to the region and a signpost for South Ribble both in terms of landscape and
exacting levels of building design.
As the current application is for Reserved Matters and the principle of the use already having
been established, there are no strategic planning issues for consideration or comment.
Pre-application Negotiations
Pre-application discussions and negotiations took place between the applicant and a
planning officer from South Ribble Borough Council regarding the design and visual
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appearance of two office buildings (Buildings D & E) on part of Plot 5000, the provision of car
parking and secure cycle storage, together with the landscaping of the site. During the
discussions great emphasis was placed on the need to provide high quality office
accommodation in terms of design and layout within the South Rings Business Park. It was
considered essential that the two proposed office buildings set the standard of design for
subsequent buildings on Plot 5000. This is part of the Borough Council’s ongoing dialogue
with developers to raise the standard of new commercial buildings across South Ribble.
Design
The proposed size, scale and massing of the two office buildings and their orientation are
considered to be acceptable. In terms of architectural style, the elevations of the two
buildings are of a very high quality and provide a benchmark for future developments on the
Business Park. The Design Panel has given its support for the layout, scale and appearance
of the proposed office development. The current proposal is similar to a high quality office
development at Cheadle Royal in Cheshire.
Parking Arrangements
Following the comments received from County Highways regarding the submission of a
further Transport Assessment at South Rings, the applicant highlighted the fact during
negotiations in 2003, that it was accepted that an Assessment was not required in respect of
the initial office buildings at the Business Park. The applicant is providing secure cycle
storage and motorcycle parking, together with disabled parking spaces, in compliance with
the approved parking standards.
Crime Prevention
The MAPS Team has highlighted the fact that this area and the surrounding car parks suffer
from repeated vehicle crime. It is therefore considered necessary to impose a condition
requiring lighting in and around the car parks, to provide adequate illumination, to reduce the
opportunity for crime to occur.
Noise Mitigation
The Environmental Health Officer’s (EHO) request for the imposition of a noise mitigation
condition, if planning permission is granted, is considered to be reasonable and necessary.
Landscaping
The applicant is proposing to provide native trees and shrubs around the site and has
provided details of the species to be planted. The proposed landscaping scheme is
considered appropriate for the site. Nevertheless, a landscaping condition should be applied
on the planning permission whereby any trees which die within five years of being planted
are replaced.
Summary
The proposed layout, scale, appearance, access and landscaping for the erection of a three
storey office building and a two storey office building on part of Plot 5000 at South Rings
Business Park is acceptable. The proposal complies with Policies EMP1, QD1, QD7, ENV8,
ENV24, T11 and T12 of the South Ribble Local Plan. It is therefore recommended for
approval subject to the imposition of conditions.
RELEVANT POLICY
D3 Existing Built-Up Areas
EMP1 Allocation of Employment Land
ENV22 Pollution
QD1 Design Criteria for New Development
QD7 Landscaping in New Developments
ENV8 Trees and Development
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ENV24 External Lighting and Development
T10 Parking Standards
T11 Cycling
T12 Footpaths and Bridleways
T13 Pedestrian Movement
QD10 Personal Mobility
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