Agenda Item 7 – 18/1/07 06/01079/OUT EXTENSION OF INDUSTRIAL ESTATE (OUTLINE) AT FAR LANE INDUSTRIAL ESTATE, FROGHALL ROAD, IPSTONES FOR RAYNE PRECISION ENGINEERING LTD Parish: Ipstones Case Officer: Mr. T. Cannon Registration: 16/11/2006 Grid Reference: 0222 4931 THE APPLICATION This application seeks outline consent (with all matters reserved) for the extension of the Far Lane Industrial Estate. The application site is located directly behind the existing industrial estate on land which was previously part of the former Seven Trent Sewage Works. The application site currently comprises of scrubland with the remains of equipment previously used at the sewage works still present on Site and it is therefore considered to represent previously developed land. Although this is an outline application which does not seek permission for the layout, scale, appearance, access and landscaping of the Site the applicant has submitted two indicative layout plans displaying how the Site could be laid out with a detailed application. These plans are for illustrative purposes only and are not for consideration as part of this outline application. The first potential layout shows a large single industrial building located towards the rear boundary of the Site. The second option provides two smaller industrial units with one unit positioned centrally within the Site and the other located towards the rear boundary. Although not for consideration at this outline stage the applicant has confirmed that access to the Site is to be taken through the existing industrial estate. This application effectively seeks to renew the previous outline consent for the erection of industrial units on the Site (Ref: 03/00734/OUT) which expired on 6 th January 2007. SITE LOCATION/DESCRIPTION The application site is located to the rear of the Far Lane Industrial Estate on land which was part of the disused sewage works. The Site is situated within the Ipstones Development Boundary and slopes down steadily from west to east. Immediately to the north of the Site is a pumping station and residential properties with open farmland to the south. To the east is a dense natural woodland which is designated as a Nature Conservation Site (SSSI). The Site is also located approximately 45m south of the Ipstones Conservation Area. PLANNING HISTORY 03/00734/OUT. Erection of industrial units. Approved CONSULTATIONS Parish Council. Members supported this application. Local Highway Authority. No objections, subject to conditions. Agenda Item 7 – 18/1/07 Natural England. Regarding the discharge of surface water, Natural England is prepared to withdraw its objection to the application subject to a condition that requires the submission and approval of a detailed drainage scheme prior to the commencement of the development. The applicants should be informed that in order to receive approval, the detailed drainage scheme will be expected to include measures such as the use of silt traps, oil and petrol interceptors etc to protect the water quality of the nearby Churnet Valley Site of Special Scientific Interest. With respect to the report on contaminated land, I note that no contamination was found and, as a consequence, the use of soakaways will not result in the mobilisation of contaminants which could eventually leach into the SSSI. However, given that many of the slopes within the valley are prone to slumping, we are concerned that the disposal of surface water via a soakaway system may cause changes in the local groundwater regime and result in localised slumping. Whilst this may not result in damage to the SSSI itself, any remedial work could have implications for the Site. As a consequence, the Council should consider whether it requires the submission of further information to confirm that soakaways are a suitable method for the disposal of surface water: if this method is not appropriate, then other options would need to be considered, bearing in mind the need to protect the SSSI. Finally, one of the underground pipes arises from the existing pumping station whilst the second appears to gather surface water from the existing industrial estate. This being the case, the detailed proposals for the development of the site should confirm whether or not they will compromise these existing drainage systems. If they do, Natural England would require further consultation to ensure that any revised scheme does not result in damage to the SSSI and, indeed, consider options for improving the drainage regime if the existing scheme is considered detrimental to the interest features of the site. Subject to confirmation that Natural England would be consulted over any changes in the local drainage regime, including the two underground pipes, Natural England is prepared to withdraw its objection to the application. Policy Officer. No objections. Countryside Section. No objections, no trees would be felled in the adjacent woodland as a result of the proposal. However, I would like to see a condition ensuring that the hedgerow along the south-west boundary of the site being kept and maintained. Environmental Health Services Manager. No objections, but recommends a restriction on opening hours. Conservation Officer. The Site is located adjacent to the Ipstones Conservation Area. No objections in principle to this outline application. Detailed comments to be reported to Committee. Environment Agency. No objections, subject to conditions regarding the preparation of a contaminated land report and surface water drainage. REPRESENTATIONS Agenda Item 7 – 18/1/07 4 letters received from local residents raising the following issues: Application suffix refers to FUL; Application been pushed through; Site now reverted back to a greenfield site; Natural England objects to the application, impact on SSSI; Trees already removed from site which provided screening to residential properties; Proposed building result in the loss of existing trees outside Site; Impact on neighbouring properties from pollution, noise and disturbance; Proposed building to large; Car parking area sited to close to residential properties; Provide intrusion into an area of Special Landscape Interest; Impact on adjacent Conservation Area; Increase number of HGV’s using site entrance; Seven Trent Pumping Station access should not be used; Units should be painted green to tie in with surroundings. POLICIES Staffordshire Moorlands Local Plan. N13 B13 E1 E5 Designated Nature Conservation Sites Design and Amenity. Employment Site Allocation New Employment Development OFFICER COMMENT 1. The application Site comprises of the now disused Seven Trent Sewage Works Site off Froghall Road, Ipstones. The equipment previously used in the sewage works remains on site and the site therefore clearly constitutes previously developed land within the Ipstones Development Boundary. Furthermore, the site is allocated for employment use in the Adopted Local Plan and the principle for the industrial use of the site is acceptable. 2. This is an outline application for the extension of the existing industrial estate. Outline permission was granted in 2003 (Ref; 03/00734/OUT) for the erection of industrial units on the site. This permission expired on the 6th January 2007 hence the submission of this application, but which remains an important material consideration. 3. Notwithstanding the above, it must still be weighed in the balance that the Council has, at the Assembly meeting in December 2002, decided to de-allocate the land as a village employment site. In practical terms this means that the Council does not intend to actively target the site as an employment location. However, the factors identified above relating to the site’s location within the settlement boundary, the allocation of the land in the Adopted Local Plan, the history of the use of the land and the outline permission for industrial development on the site in 2003 are considered to be very substantial. It is considered, therefore, that taking all matters into account, the principle Agenda Item 7 – 18/1/07 of the proposal can still be accepted when looking at matters beyond the starting point of the Adopted Local Plan. 4. The site is located approximately 45m south of the Ipstones Conservation Area and to the west of the Churnet Valley SSSI. In terms of the impact of the development on the adjacent Conservation Area as this is an outline application not seeking approval for the layout, scale and appearance of the proposed industrial estate it is not therefore considered that the development would have a detrimental impact on the character and appearance of the adjacent Conservation Area. Although the SSSI is situated immediately to the east of the Site this outline application would not have an adverse impact on this area of Nature Conservation. Natural England also do not raise any objections to the proposal subject to conditions ensuring that adequate provision is made for the disposal of surface water to prevent it from being discharged into the adjacent Churnet Valley SSSI. Conditions are therefore recommended to this end. 5. It is not considered that the principle of the extension to the existing industrial estate would have a detrimental impact on the amenities of residential properties to the north and west of the Site. The potential visual impact of any buildings on the application site would be for consideration at the Reserved Matters stage. The Environmental Health Services Manager does not raise any objections to the proposal but recommends that a condition is imposed restricting hours of operation on the Site. This combined with conditions regarding external lighting and external tannoy systems would ensure that the development would not have a detrimental impact on the amenities of the adjacent residential properties. Town Council Views No objections. Public Views Many points raised by local residents have been addressed in the main body of the report. However, concerns have also been raised regarding the type of application to be determined, how the application has been ‘pushed through’, removal of trees on the Site, loss of existing trees outside of the Site and the size of the building. The application is clearly an outline proposal with the application description clearly referring to the development being in outline form. The Planning Department has carried out a full and comprehensive consultation exercise and brought the application to the Committee for consideration. It cannot therefore be suggested that the application has been progressed to anything but the proper timetable. It appears that several trees have been removed from the Site prior to the submission of this application. These trees were not protected and their removal is not something for consideration as part of the current application. Issues relating to the size of the proposed building and the potential loss of trees outside of the Site as a result of the siting of the building shown for illustrative purposes are issues for consideration as part of a Reserved Matters application. OFFICER RECOMMENDATION Agenda Item 7 – 18/1/07 Planning permission be granted subject to the following conditions: 1. Approval of the layout, scale, appearance, siting, the means of access thereto and the landscaping of the site (hereinafter called "The Reserved Matters") shall be obtained from the Local Planning Authority before development is started. Reason:The application is in outline only and not accompanied by detailed plans. 2. (a) In the case of any reserved matter, the application for approval must be made not later than the expiration of three years, beginning with the date on which this permission is granted; and (b) The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason:To comply with the provisions of Section 92 of the Town and Country Planning Act, 1990. 3. The application site shall be subjected to a detailed scheme for the investigation and recording of contamination levels. A report shall be submitted to the Local Planning Authority, which shall include a scheme of remediation. The approved scheme shall be incorporated as part of the submission of details (reserved matters). Reason:To secure the remediation of any contaminated land within the application site. 4. Before any development commences details shall be submitted for the written approval of the Local Planning Authority indicating the means of access off the existing industrial estate service road, the layout of the site including disposition of buildings and provision of adequate parking, turning and servicing facilities within the site curtilage which shall be thereafter be implemented in accordance with the approved details. Reason:In the interest of Highway Safety. 5. Before the proposed development is brought into use a 1,8m wide footway, with pedestrian drop crossings, shall be provided between points A and B as indicated on the attached plan. Reason:In the interest of Highway Safety. 6. No means of vehicular access shall be erected to the existing sewage works track. Reason: Agenda Item 7 – 18/1/07 In the interest of Highway Safety. 7. Before the proposed development is brought into use the existing sewage works site access made redundant as a consequence of the development hereby permitted by this consent shall be permanently closed and the access crossing reinstated as verge/footway in accordance with details to be first submitted to, and approved in writing by the Local Planning Authority. Reason: In the interest of Highway Safety. 8. The hours of operation of the industrial units hereby permitted shall not be before 07.00 hours or after 22.00 hours on weekdays, before 07.00 hours or after 13.00 hours on Saturdays and not at all on Sundays or Bank Holidays. Reason:To safeguard the residential amenity of nearby residents. 9. There shall be no external use of a tannoy system. Reason:In the interests of safeguarding the amenities of nearby residents. 10. Details of any external lighting shall be submitted to and agreed in writing with the Local Planning Authority. Reason:To assess the visual impact of such development on the edge of Ipstones in a rural setting. 11. The application site/industrial units shall be used for employment purposes falling within Class B1 of the Town and Country Planning (Use Classes) Order, 1987 or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order. Reason:To restrict the use of the land to development which will not significantly harm the amenities of nearby residents. 12. Details of the site boundary treatment, fencing and provision of any outside storage compounds shall be supplied and agreed in writing as part of the required details of the site layout and landscaping particularly planting in the north-east perimeter of the site. Reason:In the interests of visual amenity and to lessen the visual impact of the development when viewed from surrounding countryside. 13. The development hereby permitted shall not be commenced until a scheme of foul drainage and surface water drainage has been submitted to and approved in writing by Agenda Item 7 – 18/1/07 the Local Planning Authority. The approved scheme shall be completed before the development is occupied. Reason:To ensure satisfactory drainage of the site and to avoid flooding. INFORMATIVES The application has been considered against Policies N13, B13, E1, and E5 and it is considered that the development would not have a detrimental impact on the amenities of neighbouring properties or the adjacent SSSI and Ipstones Conservation Area. The works to provide a footway (condition 5) will need an agreement with the Local Highway Authority under a section 111 Agreement with the Highway Authority.