Agenda item

The Principal Planning Officer delivered their report to the committee.

 

The Chair thanked the Principal Planning Officer and invited Matt Guest to speak in favour of the application.

 

Matt Guest introduced himself and stated he and his company had worked closely with officers to deliver a high quality proposal and they had addressed many of the issues that had been raised during the application process.  They had also worked with other relevant agencies to ensure a high quality design.  He continued to highlight some of the benefits of the proposal, including the use of a brownfield site to offer local residents and businesses a new high quality self-storage, which would also, create employment opportunities.  He pointed out that it was a modern and sustainable building, the design of which had taken a green approach and was nearing BREEAM Excellent standards.  In addition to which it offered a 14% bio net gain, which was exceeding the 10% recommended.

 

The Chair thanked Matt Guest and invited the committee to speak.

 

Councillor Trebar stated that, speaking as a local councillor for the area, storage was much needed and that she liked the design and welcomed the bio-diversity aspect.

 

Other members of the committee echoed these comments.

 

The Chair commented that it was an unusually attractive design for a self-storage unit and agreed with the members who had spoken.

 

The Chair moved for the committee to vote on the officer’s recommendation that planning permission be granted.

 

On being put to the committee, the application was granted.

 

RESOLVED –

 

That planning permission be granted subject to the conditions listed below:

 

1. Time Limit

The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

 

2. Approved Drawings and Documents

The development hereby permitted shall be carried out in accordance with the following approved drawings:

- Site Location Plan. Drawing number: 4697-00. Rev: A

- Proposed Site Plan. Drawing number: 4697-SK06(PL). Rev: U

- Proposed Floor Plans. Drawing number: 4697-SK10(PL). Rev: C

- Proposed Contextual Sections / Elevations. Drawing number: 4697-SK15(PL). Rev: O

- Proposed Contextual Sections / Elevations. Drawing number: 4697-SK16(PL). Rev: J

- Proposed Site Plan Materials. Drawing number: 4697-SK17(PL). Rev: J

- Proposed Lower Ground Floor Plan. Drawing number: 4697-SK21(PL). Rev: A

- Proposed Upper Ground Floor Plan. Drawing number: 4697-SK22(PL). Rev: A

- Proposed Roof Plan. Drawing number: 4697-SK23(PL). Rev: - Page 51

- Proposed Elevations. Drawing number: 4697-SK24(PL). Rev: E

- Proposed Section. Drawing number: 4697-SK27(PL). Rev: C

- Proposed Plan Fence Treatment. Drawing number: 4697-SK28(PL). Rev: D

- Arboricultural Impact Assessment. Drawing number: 002

- Landscape Plan. Drawing number: 1303. Rev: J

- Stormwater Drainage Design. Drawing number: 22073-SWD-DP-01. Rev: P05

- Tree Survey Plan: Drawing number: 002

 

 

3. Local Lead Flood Authority - Drainage Details

No development shall commence until detailed drainage calculations and construction drawings of the surface water drainage network, associated sustainable drainage components, flood resilient/resistant measures and flow control mechanisms and a construction method statement have been submitted and agreed in writing by the local planning authority. The scheme shall then be constructed as per the agreed drawings, method statement and FRA & Drainage Strategy (reference 22073-FRA-TN-02 Rev C01, dated 16/10/23 prepared by Water Environment Ltd) and remaining in perpetuity for the lifetime of the development unless agreed in writing by the Local Planning Authority. No alteration to the agreed drainage scheme shall occur without prior written approval from the Local Authority.

 

4. Local Lead Flood Authority - Surface Water Management Plan

No development shall commence until a detailed construction phase surface water management plan for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be carried out in accordance with the approved details.

 

5. Local Lead Flood Authority - Survey and Verification Report

Upon completion of the surface water drainage system, including any SuDS features, and prior to the first use of the development, a survey and verification report from an independent surveyor shall be submitted to and approved in writing by the Local Planning Authority. The survey and report shall demonstrate that the surface water drainage system has been constructed in accordance with the details approved pursuant to condition 3. Where necessary, details of corrective works to be carried out along with a timetable for their completion, shall be included for approval in writing by the Local Planning Authority. Any corrective works required shall be carried out in accordance with the approved timetable and subsequently re-surveyed with the findings submitted to and approved in writing by the Local Planning Authority.

 

6. Local Lead Flood Authority - Details of Maintenance and Management

The development hereby approved shall not be occupied until details of the maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be implemented prior to the first occupation of the development hereby approved and thereafter managed and maintained in accordance with the approved details in perpetuity. The Local Planning Authority shall be granted access to inspect the sustainable drainage scheme for the lifetime of the development. The details of the scheme to be submitted for approval shall include:

i. a timetable for its implementation.

ii. details of SuDS feature and connecting drainage structures and maintenance requirement for each aspect including a drawing showing where they are located.

iii. a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime. This will include the name and contact details of any appointed management company.

 

7. Environment Agency - Development on land affected by contamination

No development shall commence until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the local planning authority. This strategy will include the following components:

1. A preliminary risk assessment which has identified:

·        all previous uses.

·        potential contaminants associated with those uses.

·        a conceptual model of the site indicating sources, pathways and receptors.

·        potentially unacceptable risks arising from contamination at the site.

2. A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site.

3. The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the written consent of the local planning authority. The scheme shall be implemented as approved.

 

8. Environment Agency - Verification Report

Prior to the development being brought into use, a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

9. Environment Agency - Long-term monitoring

The development hereby permitted shall not commence until a monitoring and maintenance plan in respect of contamination, including a timetable of monitoring and submission of reports to the local planning authority, has been submitted to, and approved in writing by, the local planning authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to, and approved in writing by, the local planning authority.

 

10. Environment Agency - Previously Unidentified Contamination

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the local planning authority. The remediation strategy shall be implemented as approved.

 

11. Environment Agency - SuDS Infiltration of surface water into ground

No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the local planning authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.

 

12. Environment Agency - Piling/boreholes/tunnel shafts/ground source heating and cooling systems – lack of information – details to be agreed

Piling and other foundation designs using penetrative methods shall not be carried out other than with the written consent of the local planning authority. The development shall be carried out in accordance with the approved details.

 

13. Affinity Water - Contamination through Ground Works

No works involving excavations (e.g. piling or the implementation of a geothermal open/closed loop system) shall be carried until the following has been submitted to and approved in writing by the Local Planning Authority:

i) An Intrusive Ground Investigation to identify the current state of the site and appropriate techniques to avoid displacing any shallow contamination to a greater depth.

ii) A Risk Assessment identifying both the aquifer and the abstraction point(s) as potential receptor(s) of contamination including turbidity.

iii) A Method Statement detailing the depth and type of excavations (e.g. piling) to be undertaken including mitigation measures (e.g. turbidity monitoring, appropriate piling design, off site monitoring boreholes etc.) to prevent and/or minimise any potential migration of pollutants including turbidity or existing contaminants such as hydrocarbons to public water supply. Any excavations must be undertaken in accordance with the terms of the approved method statement.

iv) A Piling Risk Assessment identifying both the aquifer and the abstraction point(s) as potential receptor(s) of contamination.

v) A Monitoring Plan for parameters (including turbidty) within a borehole at a location between the site and the abstraction point.

The applicant or developer shall notify Affinity Water of excavation works 15 days before commencement in order to implement enhanced monitoring at the public water supply abstraction and to plan for potential interruption of service with regards to water supply.

 

14. Affinity Water - Contamination during construction

If, during development, contamination not previously identified is found to be present at the site, then no further development shall be carried out until a Remediation Strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority in consultation with Affinity Water. The remediation strategy shall be implemented as approved with a robust pre and post monitoring plan to determine its effectiveness.

 

15. Affinity Water - Contamination through Surface Water Drainage

No development shall commence until details of a Surface Water Drainage Scheme that prevents contamination of any public water supply abstractions present has been submitted to and approved in writing by the Local Planning Authority.

 

16. Hard Landscaping

Prior to occupation of the development all hard landscaping as detailed in the Proposed Site Plan Materials. Drawing number: 4697-SK17(PL). Rev: J has been completed.

 

17. Soft Landscaping

No later than the first available planting and seeding season after occupation of the development all soft landscaping as detailed in the Landscape Plan. Drawing number: 1303. Rev: J should been completed. Any trees or shrubs whether new or existing which become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved by the Local Planning Authority.

 

18. External Lighting

Prior to the first occupation of the development hereby approved, full details of an external lighting scheme (including location, design, illuminance levels, and illuminance contour plans) shall be submitted to and approved in writing by the Local Planning Authority. No external lighting shall be installed on the site other than that shown on the approved lighting scheme.

 

19. Plant

Prior to the first occupation of the development hereby approved, details of all new external plant or machinery shall be submitted to and approved in writing by the Local Planning Authority. In respect of any plant that emits sound, details shall include appropriate noise assessments carried out in accordance with BS4142 and undertaken by appropriately qualified technical consultants. The noise assessment shall include details of any necessary mitigation, which shall be installed prior to the plant being brought into operation.

 

20. Access/parking layout

Prior to the first occupation of the development hereby approved, the vehicular access and on-site parking layout shall be implemented in accordance with the approved plans. The vehicular access and parking layout shall be retained at all times thereafter.

 

21. Electric vehicle charging

Prior to the first occupation of the development hereby approved, active electric vehicle charging points for 2 parking spaces and passive infrastructure for the remaining 8 spaces shall be provided. The electric charging infrastructure shall be retained at all times thereafter.

 

22. Cycle parking

Prior to the first occupation of the development hereby approved, cycle storage for 8 cycles shall be provided in accordance with the approved plans. The cycle storage facilities shall be retained at all times thereafter.

 

23. BREEAM Certificate

Within 6 months of the date of completion of the development hereby approved, a certificate to certify that the BREEAM Excellent standard has been achieved in accordance with the BREEAM 2018 Pre-Assessment Report Revision Issue 5 prepared by Synergy dated 10 October 2023 shall be submitted to and approved in writing by the Local Planning Authority.

 

24. Materials

The external surfaces of the development hereby approved shall be finished in the materials specified on the approved drawings, unless otherwise agreed in writing by the Local Planning Authority.

 

Councillor G Saffery left the meeting.

 

Councillor Watkin returned to the meeting.