Agenda item

The Assistant Director of Planning:

 

(a)  advised that this was a hybrid application for a mixed use development on land to the north of Beevor Street. The full element of the application proposed five industrial buildings, comprising a total of 21 units, for the flexible use within Use Classes B2, B8 and E(g). The outline element of the application proposed offices within Use Class E(g)(i), with details of scale to be considered.

 

(b)  highlighted that the full application included Building A, which was a large unit with ancillary offices located close to the entrance to the site The remaining four buildings; B, C, D and E, would be located along the south west boundary, each subdivided into five units. The buildings would be for the purposes of general industrial use (B2) and storage and distribution (B8), with ancillary office space (E(g)). The units would be served by a total of 43 car parking spaces, cycle parking, landscaping and two areas for landscaped SuDs features.

 

(c)  confirmed that the outline element of the application proposed two office buildings. An indicative plan had identified the proposed footprint and position of these, although it was highlighted that the matter of scale was to be considered as part of the application. The indicative plan also proposed associated car parking, cycle parking and areas of landscaping, including a further SuDS feature. 

 

(d)  explained that the application site was an irregular shaped parcel of previously developed land. The site was relatively flat and comprised areas of concrete and stone hardstanding associated with the former use as a storage and distribution yard. Areas of soil and scrub were present towards the north and west of the site.

 

(e)  highlighted that the site was located within Flood Zones 2 and 3.

 

(f)   also highlighted that revised plans and information had been submitted during the process of the application to address comments and concerns from officers, the Environment Agency, the City Council’s Pollution Control Officer and Lincolnshire County Council. These were detailed within the report.

 

(g)  provided details of the policies pertaining to the application, as follows:

 

·         Policy LP1: A Presumption in Favour of Sustainable Development;

·         Policy LP2: The Spatial Strategy and Settlement Hierarchy;

·         Policy LP5: Delivering Prosperity and Jobs;

·         Policy LP13: Accessibility and Transport;

·         Policy LP14: Managing Water Resources and Flood Risk;

·         Policy LP16: Development on Land affected by Contamination;

·         Policy LP25: The Historic Environment;

·         Policy LP26: Design and Amenity; and

·         National Planning Policy Framework.

 

(h)  confirmed that consultations were carried out in accordance with the Statement of Community Involvement, adopted January 2018.

 

(i)    outlined the responses made to the consultation exercise.

 

(j)    concluded that:

 

·         the site was located as a Strategic Employment Site within the Central Lincolnshire Local Plan, and the principle of the proposed uses were acceptable.

·         the layout, scale, height and design of the industrial units, the subject of the full element of the application, were considered to be appropriate.

·         while the layout, access, external appearance, and landscaping in relation to the outline element of the proposal were all reserved for later consideration, officers had no objection in principle to the indicative details provided.

·         the scale of the offices had been considered, to which there was no objection.

·         it was considered that the developments would make effective use and efficient use of land and would reflect the architectural style of the local surroundings.

·         the proposal would not have an undue impact on neighbouring uses and properties.

·         matters relating to highways, flood risk, surface water drainage, foul water drainage, dust, air quality, contamination, archaeology, and trees had been appropriately considered by officers and the relevant statutory consultees, and could be dealt with as required by condition.

 

The Committee was provided with an opportunity to ask questions, where the following points were noted:

 

·         It was confirmed that the proposals would not impact on the proposed bridge for the Western Growth Corridor spine road, as the landing point for the bridge would be further east;

·         Members of the Committee recognised that the proposed changes were much needed and could result in an increase in jobs within the City.

·         The life of the buildings was queried, and it was advised that it was difficult to put a life span on such buildings owing to the materials used, particularly as they had brick bases. However, it was emphasised that the building proposals were as sustainable as they could be.

·         The design of the SuDS would form part of a landscaping condition.

·         It was queried whether the number of proposed e-parking spaces were adequate for the future. In response, it was advised that new regulations were anticipated in 2023 which would introduce a ratio for e-parking and electronic vehicle charging points.

·         It was highlighted that EMR had raised concerns over potential noise, and it was advised that this would be addressed as part of reserved matters. Similarly, any concerns with regards to security would be addressed at the reserved matters stage.

 

RESOLVED that planning permission be granted subject to the following conditions with delegated authority granted to the Assistant Director of Planning to secure the financial contributions as required by Lincolnshire County Council through a S106 Agreement:

 

Conditions

 

Full planning permission

 

·         Time limit of the permission

·         Development in accordance with approved plans

·         Site characterisation, contamination remediation and implementation

·         Construction Management Plan

·         Archaeological Written Scheme of Investigation

·         In accordance with FRA

·         No drainage systems installed without consent

·         Proposed site and floor levels

·         Details of boundary treatments, including wall and gates at site entrance

·         Samples of materials

·         Landscaping scheme

·         Surfacing details

·         Implementation of Travel Plan

·         Specification for EV charging points

·         Restriction on changes to other uses within the Use Class E

 

Outline consent

 

·         Time limit for submission of reserved matters and implementation of permission

·         Submission of reserved matters relating to layout, external appearance, access, and landscaping

·         Development in accordance with approved plans

·         Site characterisation, contamination remediation and implementation

·         Construction Management Plan

·         Archaeological Written Scheme of Investigation

·         In accordance with FRA

·         No drainage systems without consent

·         Noise impact assessment

·         Proposed site and floor levels

·         Implementation of Travel Plan

·         Scheme for EV charging points

·         Restriction on changes to other uses within the Use Class E