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					ITEM NUMBER 8

APPLN. NO.:     :03/01010/FUL                   Waterside Nurseries, Staines Road,
VALID DATE      :13/10/2003                     Laleham
EXPIRY DATE     :08/12/2003
CTTEE DATE      :07/01/2004 (PT)                Erection of glasshouse and outdoor sales
TARGET          :OVER 8 WKS                     area to create retail nursery with associated
                                                parking

                                                As shown on plan nos. 4119/002C,
                                                4119/004, 4119/005A, & site location plan
                                                received on 13/10/2003, and amended plan
                                                nos. 4119/001, 4119/003C received on
                                                11/12/2003, for Greenscene Ltd.


WARD : Staines South

1.    Borough Local Plan

      -   Within Green Belt
      -   Area Liable to Flood

2.    Relevant Planning History

      PA/98/0645             Extension to horticultural glasshouse.        Approved Feb. 1999

3.    Description of Current Proposal

3.1   This application relates to a large site accessed from Staines Road, which is used as
      a horticultural nursery. The premises are currently being used wholly as a production
      nursery and is not open for members of the public to visit. To the north of the site lies,
      an electricity sub-station and pumping station, and beyond, the residential property of
      84/84A Staines Road. Behind this property is an open field. To the south is the
      Thames Water intake channel serving Queen Mary’s Reservoir. The overall nursery
      site extends eastwards for at least 450 metres towards the Ashford Road.

3.2   The proposal is to demolish a number of existing greenhouses towards the front of
      the site, and replace them with a single large glasshouse and adjacent outdoor
      enclosure to provide a retail area to sell products associated with the site. The
      proposed greenhouse will be 31 metres in length, between 21.0 – 22.6 metres in
      width, and between 3.8 – 6.0 metres in height. It would have a floorspace of 614
      square metres. The greenhouse will be attached to the existing single storey brick
      building, which will be altered internally so as to provide additional retail floorspace,
      toilets, offices, and other facilities. This building has a floorspace of 341m2. In
      addition, to the rear of the proposed glasshouse, a connected outdoor retail area of
      1150 m2 will be laid out. A long thin canopy will run through the length of the outdoor
      retail area linking the rear elevation of the proposed greenhouse with the front
      elevation of the existing “plant house” (greenhouse). On-site car parking spaces will
      be provided for visiting customers and staff.

3.3   According to the applicant’s supporting statement the proposed retail premises will
      sell the following products: -



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      1. Sale of all types of plants which are grown on site and imported.
      2. Sale of associated pots and containers.
      3. Sale of associated compost, fertilizer and mulching materials.
      4. A showroom for the company’s goods and services
      5. Sale of associated irrigation equipment

3.4   The proposed greenhouse will be made of an aluminium frame and glass
      construction and will be of a similar height and design to the existing glasshouse that
      is positioned at the rear of the outdoor retail area.

4.    Consultations

4.1   County Highway Authority – No objections, subject to the imposition of conditions

4.2   Environment Agency – No objections, subject to the imposition of conditions

4.3   Tree Officer – No objections, subject to the imposition of a condition requiring a
      method statement to be submitted

4.4   Thames Water – No objections

5.    Third Party Representations

5.1   2 letters of objection received raising objections on the following grounds: -

      -   Concerns about Saturday and Sunday trading taking place
      -   Inadequate parking facilities being provided and resultant parking on the public
          pavement and grass verges
      -   Noise, disturbance, and pollution resulting from greater traffic and general
          operation of the premises
      -   Increase in traffic will affect on highway safety
      -   Unsuitable site for a retail outlet

6.    Issues
      -   Principle of the development
      -   Effect on openness of the Green Belt
      -   Traffic generation and parking
      -   Effect on neighbouring properties

7.    Planning Considerations

7.1   The overall nursery site covers an approximate area of 2.8 hectares. In comparison,
      the proposed retail nursery element in the form of the new greenhouse, outdoor retail
      area, and the converted brick building would cover an area of roughly 0.2 hectares.
      Also, the new greenhouse would cover 614m2, while the area of land covered by the
      remaining buildings on the overall nursery site would be 5,837m2. The proposed
      retail element would therefore cover a relatively small area of the site and would
      appear as an ancillary use in relation to the overall production nursery use.
      Consequently, the proposal would have no fundamental effect on the character of the
      existing use of the site and the principle of the scheme is considered acceptable.

7.2   Planning Policy Guidance 2 (Green Belts) states that the construction of new
      buildings inside a Green Belt is inappropriate unless it is for agriculture, forestry,
      outdoor sport, outdoor recreation, cemeteries, limited extension, alteration or
      replacement of existing dwellings, or other uses of land which preserve the openness


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      of the Green Belt. Although, the new greenhouse, in itself, will not be used for
      horticultural purposes (a form of agriculture), it will be used in connection with the
      primary horticultural use of the overall site, and will include the sale of plants and
      other goods produced in the nursery. In addition, the proposed greenhouse will
      replace a number of existing greenhouses, poly-tunnels and other structures to be
      demolished, and terms of its footprint (614m2) it would be significantly smaller than
      the combined area covered by these existing buildings. Also, the height of the
      proposed greenhouse is similar to that of the existing greenhouses to be retained on
      the site, and when viewed from Staines Road, only the very top of the roof will
      protrude above the flat roof of the existing brick building. The submitted plan shows
      the provision of 56 parking spaces of which 7 are allocated for staff. The spaces are
      situated largely on the “waste” ground between the existing access road and northern
      flank boundary of the site. The majority of these spaces would not be visible from
      outside the site and would not in my opinion detract from the openness of the Green
      Belt in this location. Consequently, the proposed development is considered to be an
      appropriate use and in terms of its appearance would maintain the openness of the
      Green Belt.

7.3   The proposed scheme will result in members of the public visiting the premises to
      purchase goods, and there will therefore be an increase in the number of vehicles
      entering, parking and exiting the site. However, the County Highway Authority
      consider the scheme acceptable subject to the creation of a new access point with
      Staines Road to provide sufficient visibility splays, and other alterations to the parking
      and turning area within the site. Also, the retail element will sell a limited range of
      goods (see paragraph 3.3) controlled through the imposition of a condition, and is
      therefore unlikely to attract the number of visitors associated with, for example, a
      garden centre. The number of spaces provided is considered adequate for this limited
      retail use.

7.4   The only neighbouring property likely to be affected by the proposed development
      would be No. 84/84A Staines Road (which appears to be one single dwellinghouse).
      Its rear garden would be in close proximity to the access road linking Staines road
      with the proposed parking spaces and consequently, customer vehicles will drive past
      near to the boundary of the garden. However, lying between the application site and
      No.84/84A is a separate 6 metre wide strip of land occupied by a pumping station and
      electricity sub-station that will act as a buffer zone between the two sites.
      Furthermore, the site’s boundary will be lined by a row of trees to be planted that will
      further protect the neighbouring property’s amenity.

8.    Recommendation

      GRANT subject to the following conditions:-

      1.     DURATION NON-OUTLINE (C2)

      2.     COMPLETED DEVELOPMENT (C5)
             Insert “the proposed development”

      3.     The proposed retail nursery shall only operate from the blue and green
             shaded areas, and the two yellow areas annotated “Existing Structure” on
             Plan No. 4119/002C. Within these areas only the following items shall be
             displayed and sold: -

             a) Sale of all types of plants which are grown on site and imported
             b) Sale of associated pots and containers


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      c) Sale of associated compost, fertilizer and mulching materials
      d) A showroom for the company’s goods and services
      e) Sale of associated irrigation equipment

4.    No other structures on the site (including the yellow shaded and annotated
      “Existing Glass House” on Plan No. 4119/002C) shall be used for retail
      purposes without the prior permission of the Local Planning Authority.

5.    PLANTING ON SITE DETAILS REQUIRED (C23)
      Insert “12 months”

6.    MATERIALS (C34)

7.    The development shall not be occupied until the proposed
      vehicular/pedestrian access to Staines Road has been designed/constructed
      and provided with visibility zones in accordance with a scheme to be
      submitted to and approved in writing by the Local Planning Authority, all to be
      permanently maintained to a specification to be agreed in writing with the
      Local Planning Authority and the visibility zones shall be kept permanently
      clear of any obstruction.

8.    No new development shall be occupied until space has been laid out within
      the site in accordance with the approved plans for cars to be parked and for
      vehicles to turn so that they may enter and leave the site in forward gear. The
      parking/turning area shall be used and retained exclusively for its designated
      use.

9.    No new development shall be occupied until space has been laid out within
      the site in accordance with a scheme to be submitted to and approved in
      writing by the Local Planning Authority for cycles to be parked. The parking
      area shall be used and retained exclusively for its designated use.

10.   Before any work on site is commenced, a method statement shall be
      submitted to and approved by the Local Planning Authority in respect of the
      development hereby permitted and the Magnolia tree in front of the existing
      building at the front of the site. Details within the method statement will cover:

      (a)    Any pruning to the tree
      (b)    Protection measures to the tree whilst the proposed development is
             being implemented

      The development shall only proceed in accordance with the approved details.

11.   The glasshouse shall be constructed with underfloor voids, with the oversite
      concrete finished at existing ground level; with the underside of the floor
      structure set above the 1 in 100 years flood water level of 13.778 metres
      AOD(N); and the finished floor level should be constructed or flood protection
      provided to 14.065 metres AOD(N) and with openings of at least 1 metre in
      length and number equivalent to 20% of the wall length so as to allow free
      entry and exit of flood water.

12.   Openings and any associated grilles to the under-floor voids shall be
      constructed in accordance with details to be submitted to and approved by the
      Local Planning Authority before development commences.



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13.   Surface water drainage works shall be carried out in accordance with details
      which shall have been submitted to and approved in writing by the Local
      Planning Authority before development commences.

14.   No raising of ground levels. (C78).

15.   Any steps or ramps shall be of open construction

16.   No spoil deposited on site (C79).

17.   Any walls or fencing constructed within or around the site shall be designed to
      be permeable to flood water.

18.   Depth of soakaways (C80)..

19.   No soakaways shall be constructed in contaminated ground

20.   That the premises be not used for the purposes hereby permitted before
      8.00am or after 6.00pm Mondays to Fridays, before 9.00am or after 5.00pm
      on Saturdays, or before 10.00am or after 5.00pm on Sundays.

REASONS

1.    R2

2.    R5

3.    R62

4.    R62

5.    R23

6.    R34

7.    The above condition is required in order that the development should not
      prejudice highway safety nor cause inconvenience to other highway users

8.    The above condition is required in order that the development should not
      prejudice highway safety nor cause inconvenience to other highway users


9.    The above condition is required in recognition of Planning Policy Guidance
      Note 13 – Transport

10.   R25

11.   To prevent the increased risk of flooding due to impedance of flood flows and
      reduction of flood water storage capacity

12.   To ensure that free passage of flood water through the under-floor voids of the
      building is provided for.

13.   To prevent the increased risk of flooding.



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    14.   R78.

    15.   To prevent the increased risk of flooding due to impedance of flood flows and
          reduction of flood water storage capacity

    16.   R79.

    17.   To prevent obstruction to the flow and storage of flood water, with a
          consequent increased risk of flooding

    18.   R80.

    19.   To prevent pollution of groundwater

    20.   R62

    INFORMATIVES TO APPLICANT

    1.    The applicant is advised that in reaching this decision the Council has had
          regard to the following policies and/or proposals in the development plan.
          Each is considered relevant to the decision.

          Spelthorne Borough Local Plan 2001: GB1, BE1, BE29, M8, RU21
          Surrey Structure Plan 1994: PE2, RU4, MT2, MT5
          Surrey Structure Plan Deposit Draft 2002: LO4, SE3, SE4, DN2, DN3

    2.    HInf07

    3.    Hinf13

    4.    Hinf18

    5.    Under the terms of the Water Resources Act 1991, the prior written consent of
          the Environment Agency is currently required for any discharge of sewage or
          trade effluent onto or into ground and for surface runoff into groundwater.
          Such consent may be withheld. If there is an existing discharge consent the
          applicant should ensure that any increase in volume is permitted under the
          present conditions. Please contact Barrie Howe on 10276 454447 for further
          details.

    6.    Under the terms of the Water Resources Act 1991 and the Land Drainage
          Byelaws 1981, the prior written consent of the Environment Agency is
          required for any proposed works or structures in, under, over or within 8
          metres of the brink of the main river. Please contact Sally Laing on 01276
          454331 for further details.

APPENDICES

    Appendix 1     Plan showing buildings to be demolished.




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