Agenda item

With the agreement of the Committee, Agenda item 17: planning application 18/02738/FUL - Land at Slades Hill, Templecombe was discussed and determined prior to Agenda item 16: planning application 18/02739/OUT** - Land at Slades Hill, Templecombe

Application Proposal: Erection of manufacturing building (Use Class B2) and associated development including construction phase access/roadway (temporary), car park/yard area, perimeter security fencing, external plant, and landscaping works

The Area Lead Officer presented his report to members. He advised members that the application had been two-starred in line with the scheme of delegation and would be referred to the Regulation Committee should the application be refused. He recognised that this had had not been indicated within the printed agenda.

The Area Lead Officer advised members that since the report had been published, the Parish Council had raised further concern over the highways advice, which had been received from Somerset County Council. These comments from the Parish Council had been referred to the Highways Department at SCC.

The Area Lead Officer explained that there were two applications being considered by members, however advised that although the sites were adjoining and within the same ownership, that the applications were being considered as two separate applications. He also advised that the adjoining site benefitted from an extant planning permission for up to 75 dwellings. 

He explained that as part of the proposal, a temporary access through the wider site was proposed, however once construction was complete, the access to the site and new building would be through the existing access to the Thales site.

Using a PowerPoint presentation, he provided plans to show the location of the planning application site, as well as the separate application, which was being considered as the next agenda item. He also used the PowerPoint presentation to show the temporary and future access to the site as well as detailed plans to show the proposed building.

He provided photographs of the site and plans to show the significant planting, which was proposed around the site and elevation/section drawings to indicate the relative height of the proposed buildings. 

He explained that the applicant had worked hard at pre-application stage to ensure that there was minimal harm to visual and residential amenity and had provided a detailed landscaping proposal.

He explained that there would be a modest increase in vehicle movements; however SCC Highways Department had not raised an objection to the scheme. He further advised that the Lead Local Flood Agency had not raised concern, subject to an appropriate condition, which had been included within the recommended list of conditions.

He also advised members that the SSDC Ecologist was satisfied with the proposal and that the applicant was taking steps to divert the footpath.

Several local residents spoke in objection the application. Their comments included;

·         Another entrance should be provided. There are 1,300 traffic movements each day – all of which go through the village and past a primary school.

·         Traffic calming scheme through village isn’t adequate and makes access for emergency vehicles difficult.

·         There is no support from the Parish Council.

·         Residents in Blackmore Vale Close have had 12 years of worry through uncertainty of the site.

·         The building is huge and not in scale with the size of the village.

·         The site is in an unsustainable, rural location.

·         Only 7.5% of the employees at Thales are from within the BA8 postcode, therefore many staff will be reliant on travelling by car.

·         The staff employed at the site were specialist roles requiring specialist skills. (Some recent job specifications and the skills required were read out).

·         The proposal does not meet SSDC policy SS2.

·         The increase in traffic is unacceptable.

·         Photographs provided by the applicant had not been shown in the officer’s presentation.

·         Upset that no response had been received from SSDC in response to letters of objection from local residents.

·         SSDC are going against national rules to allow building on brownfield sites.

The agent addressed the Committee. He advised that he was pleased to see a positive recommendation for the application, as a great deal of technical and design work had gone into the scheme. He explained that the application was an essential requirement for the applicant, to allow the business to grow. He advised that this was a bespoke high-quality manufacturing building which would provide new jobs and long-term security for Thales employees. He explained that the applicant provides many jobs in administration, security, HR and logistic roles and that the new building would provide additional jobs and a valued benefit to the economy.

He also pointed out that the adjoining land had an extant permission for a mixed residential and business use. He advised that the outline application for residential units on the adjoining site would provide a valuable contribution to the housing need. He also advised that some land would be transferred to the neighbouring primary school for use as playing fields as well as land to the parish council for use as an extension to the cemetery.

Councillor William Wallace, Ward Member, explained that the extant permission on the adjoining land for 75 houses was allowed by appeal. Further advising that the appeal was lodged for non-determination because of SCC Highway delays in determining the application. He explained that the Committee, Ward Members and the community were disappointed with this result.

He explained that landscaping scheme would need to be considered carefully and commented that the traffic calming within the village did not work very well. However, he felt that the proposed access arrangements for the adjoining site were positive, however was unhappy with the increase in traffic would go past the school.

Councillor Hayward Burt, also Ward Member, explained that he had concerns with the application. He felt that he could not see any local community support for the application and commented that the Parish Council objected to the application. He therefore felt that the application did not meet the requirements of SS2.

He also expressed concerns over road safety, pointing out that the access was near to the primary school and noted that the manufacturing building was much larger than the building approved as part of the extant permission.

The Chairman requested that a member of the public to leave the room.

During the discussion, one member commented that it was positive that the mixed uses had been separated and that the manufacturing building and residential area were now separate. He also expressed his concern that the access to the site, might in the future, be gained through the residential site. 

Members commented that the employment and growth to business should be encouraged, however the height of the proposed building and highway safety were raised as concerns.

One member suggested that the application should be withdrawn to allow for a transport plan to be developed.

In response to a members question, the Area Lead Officer advised members that the landscaping and planting proposed around the eastern boundary of the site was approximately 10m wide. He also advised that the proposed landscaping had been carefully agreed with the Landscape Officer.

Members commented that the proposed planting was not sufficient. Members also discussed the speed limit through the village. 

One member suggested the use of a landscaping bund to ensure additional screening was added to the site. In response to this, the Area Lead Officer advised that he did not recommend the use of a bund, as the free draining nature of a bund meant that plants did not grow well and could easily fail. He also explained that they could look out of place. He suggested that the landscaping scheme should be reconsidered, with a possibility of additional planting.

Following the discussion, it was proposed and seconded that the planning application be approved, subject to additional conditions and informatives to ensure appropriate screening and highway safety.

Members agreed that condition 7 of the approval should be amended to specify that a new landscaping scheme should be submitted and approved by the Local Planning Authority, with the agreement of the ward members. It was also agreed that an informative should be added to specify that a bund of approximately 3 meters should be constructed as part of the landscaping scheme, in relation to condition 7. 

Members also agreed that condition 2 of the approval should be amended to ensure that samples for the external materials to be used in the construction need to be approved in writing by the Local Planning Authority. This should include the colour of the materials.

In response to a members question, the Senior Planning Advisor confirmed that a condition had been included to ensure that a traffic management plan would be developed. He advised that the highways department had not raised any objection to the scheme, however agreed that an informative could be added, in relation to condition 11, to advise the applicant that the travel plan should include measures to ensure that deliveries to the site are made outside of peak hours. Members also agreed that the informative should advise the applicant that the travel plan should ensure measures are taken to secure contributions towards sustainable travel in Templecombe.

On being put to the vote, this was carried 6 votes in favour and 2 against.

RESOLVED:  that members approved planning application 18/02738/FUL as per the officer recommendation, subject to conditions and the following amendments and additional informatives;

-       An amendment to condition 2, to ensure that the external materials are agreed in writing by the Local Planning Authority.

-       An amendment to condition 7 to require a new scheme of landscaping to be submitted and approved in writing by the Local Planning Authority, with the agreement of the Ward Members.

-       An informative, in relation to condition 7, to ensure that a landscape bund is constructed, which is approximately 3 meters in height. Planting should include a greater proportion of evergreen species.

-       An informative, in relation to condition 11, to request that the travel plan include measures to ensure that deliveries to the premises do not take place at peak times. Members also agreed that the travel plan should include measures to secure contributions towards sustainable travel in Templecombe.

For the following reason:

01.       The principle of development is considered to be acceptable in this location and the proposal, by reason of its size, scale and materials, respects the character of the area, and causes no demonstrable harm to residential amenity, the setting of the nearby listed building, biodiversity, and highway safety in accordance with the aims and objectives of Policies SD1, SS1, SS2, EP4, EQ2, EQ3 EQ4, TA5, and TA6 of the South Somerset Local Plan and the aims and provisions of the NPPF.

Subject to the following:

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            Reason:  To accord with the provisions of section 91(1) of the Town and Country Planning Act 1990.

02.       With the exception of the specified external materials, the development hereby permitted shall be carried out in accordance with the following approved plans:

17.25.F01A - Site Location Plan

17.25.F02 – Block Plan and Site Layout Plan

17.25.F10 – Proposed Ground Floor and Entrance Level

17.25.F11 – Proposed First Floor Plan

17.25.F12 - Proposed Second Floor Plan

17.25.F13 – Proposed Roof Plan

17.25.F20 – Proposed Elevations

17.25.F25 – Proposed Detail Part Elevation and Sections

17.25.F28 – Proposed Site Sections

17.25.F29A – Proposed Perimeter Security Fence

17.25.R04 – Masterplan

42622-2003-700-A – Access Design Pavement Construction and Standard Details

A03936-SI-EX-50-001-A Combined External Services Site Plan

Lighting Plan and Luminaire Schedule

And no work shall be carried out on site to any external walls or roofs unless particulars of the materials (including the provision of samples where appropriate) to be used for external walls and roofs have been submitted to and approved in writing by the Local Planning Authority.

Reason: For the avoidance of doubt and in the interests of proper planning and in the interests of visual amenity in accordance with policy EQ2 of the South Somerset Local Plan.

03.       Before use of the development commences, a noise mitigation scheme shall be submitted in writing and approved in writing by the Local Planning Authority detailing measures to ensure that any noise associated with the development does not cause detriment to amenity or a nuisance, especially to those living and working in the vicinity. The scheme shall be maintained and not altered without the prior permission of the Local Planning Authority.

            Reason: To protect the amenity of the locality, especially for people living and/or working nearby, in accordance with Local Planning Policy.

04.       The bat roost protection measures detailed in section 6.2.1 of the Ecological Assessment Report (Peter Brett Associates, November 2018) shall be implemented in full.

            Reason: To avoid disturbance to sensitive legally protected species (bats) and to ensure compliance with the Wildlife and Countryside 1981 (as amended) and the Conservation of the Species and Habitats Regulations 2017.

05.       The development shall be carried out strictly in accordance with the Landscape and Ecology Management Plan (LEMP - chapter 4) contained within the submitted Landscape and Ecology Management Document' (Peter Brett Associates, October 2018), unless otherwise agreed in writing with the Local Planning Authority.

            Reason: In the interests of protected species and biodiversity and in accordance with policy EQ4 of the South Somerset Local Plan.

06.       The development hereby permitted shall not be commenced (including any ground works or site clearance) until a mitigation plan or method statement detailing measures to avoid harm to reptiles, has been submitted to and approved in writing by the local planning authority.  The works shall be implemented in accordance with the approved details and timing of the mitigation plan / method statement, unless otherwise approved in writing by the local planning authority.

            Reason: For the protection and conservation of a priority species in accordance with policy EQ4 of the South Somerset Local Plan, NPPF and to ensure compliance with the Wildlife and Countryside Act 1981 (as amended).

07.       Notwithstanding the submitted landscape details, the development hereby permitted shall not be commenced until there has been submitted to and approved in writing by the Local Planning Authority a new scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of the development, as well as details of any changes proposed in existing ground levels; all planting, seeding, turfing or earth moulding comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of five 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.

Local Members to be specifically consulted on the approval of this condition.

Reason: In the interests of visual amenity and in accordance with policy EQ2 of the South Somerset Local Plan

08.       No development shall commence unless a Construction Environmental

            Management Plan has been submitted to and approved in writing by the Local

            Planning Authority. The works shall be carried out strictly in accordance with the approved plan. The plan shall include:

            -           Construction vehicle movements;

            -           Construction operation hours;

            -           Construction vehicular routes to and from site;

            -           Construction delivery hours;

            -           Expected number of construction vehicles per day;

            -           Car parking for contractors;

-           Specific measures to be adopted to mitigate construction impacts in pursuance of the Environmental Code of Construction Practice

-           A scheme to encourage the use of Public Transport amongst contactors; and

-           Measures to avoid traffic congestion impacting upon the Strategic Road Network.

-           Measures to prevent the spread of the variegated yellow archangel recorded on site

            Reason: In the interests of highway safety and efficiency and in accordance with policy TA5 of the South Somerset Local Plan.

09.       The Development hereby permitted shall not be occupied until the parking spaces for the buildings and the properly consolidated and surfaced turning areas for vehicles as shown on plan number 17.25.FO2 have been provided and constructed to the satisfaction of the Local Planning Authority. Such parking and turning spaces shall be kept clear of obstruction at all times and shall not be used other than for the parking and turning of vehicles in connection with the development hereby permitted.

            Reason: To ensure all vehicles attending the site can do so in a controlled manner and to remove the risk of indiscriminate parking within the highway. In the interests of highway safety and efficiency and in accordance with Policy TA5 of the South Somerset Local Plan.

10.       Prior to the first use of the building hereby approved a scheme for the parking of bicycles in a secure position in close proximity to the front entrance of the building shall be agreed in writing with the Local Planning Authority. Such scheme shall be implemented in full prior to occupation and shall be retained in that condition in perpetuity.

            Reason: In the interests of sustainable transportation and to reduce the reliance on private cars. In accordance with policy TA1 of the South Somerset Local Plan.

11.       Prior to occupation any existing commercial travel plan covering the whole site shall be updated to include the development hereby permitted. In the event of no such plan existing, a suitable Commercial Travel Plan covering the existing units south and south east of this site shall be agreed in writing with the Local Planning Authority prior to the first use of the building hereby approved.

            Reason: In the interests of sustainable transportation and to reduce the reliance on private cars. In accordance with policy TA1 of the South Somerset Local Plan.

12.       No development shall be commenced until details of the surface water drainage scheme based on sustainable drainage principles together with a programme of implementation and maintenance for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority.  The drainage strategy shall ensure that surface water runoff post development is attenuated on site and discharged at a rate and volume no greater than greenfield runoff rates and volumes.  Such works shall be carried out in accordance with the approved details.

            These details shall include: -

-           Details of phasing (where appropriate) including the provision and maintenance of any temporary drainage provision during construction phase and any other subsequent phases.

-           Detailed calculations demonstrating that runoff from the development will not exceed greenfield runoff rates for all events up to and including the 1 in 100 year (+40% climate change). This should include information about the design storm period and intensity, discharge rates and volumes (both pre and post development).  We would expect the developer to use FEH methodology and rainfall data.

-           Flood water exceedance routes both on and off site, note, no part of the site must be allowed to flood during any storm up to and including the 1 in 30 event, flooding during storm events in excess of this including the 1 in 100yr (plus 40% allowance for climate change) must be controlled within the designed exceedance routes demonstrated to prevent flooding or damage to properties and/or the highway.

-           Any works required off site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts if and where relevant). This should include evidence of a formal agreement with Wessex Water (or other relevant parties) for the requisition of new sewer to include details of land ownership and access, size, capacity and route of the new sewer and point of connection.

-           Demonstration of the utilisation of appropriate and effective SUDS techniques for the collection, delay/control, conveyance, storage and treatment of surface water to prevent flooding and in addition to provide wider environmental, pollution prevention and amenity benefits. Construction and implementation details will also be required, including relevant drawings and cross sections.

-           A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management company or maintenance by a Residents' Management Company and / or any other arrangements to secure the operation and maintenance to an approved standard and working condition throughout the lifetime of the development.

            Reason: To ensure that the development is served by a satisfactory system of surface water drainage and that the approved system is retained, managed and maintained in accordance with the approved details throughout the lifetime of the development, in accordance with paragraphs 163 and 165 of the National Planning Policy Framework (July 2018) and Technical Guidance to the National Planning Policy Framework.

13.       The temporary construction access hereby approved, shall not be used to access the development site once the building hereby approved is first brought into use.

            Reason: In the interests of highway safety and in accordance with policy TA5 of the South Somerset Local Plan.

Informatives:

01.         Development, insofar as it affects a right of way should not be started, and the right of way should be kept open for public use until the necessary diversion/stopping up Order has come into effect. Failure to comply with this request may result in the developer being prosecuted if the path is built on or otherwise interfered with.

02.         When applying to discharge condition 07, the developer should be aware of the comments of Area East Committee that the revised specification should include the provision of a landscape bund to the southern and western elevation of approximately 3 metres in height and the planting specification should include a greater proportion of evergreen species, particularly to the outer edge. 

03.              When applying to discharge condition 11, the developer should be aware of the comments of Area East Committee that the travel plan should include measures to ensure that deliveries to the premises do not occur at peak traffic times (i.e. primary school drop-off and pick-up times).  The travel plan should also include measures to secure contributions towards sustainable travel in Templecombe.

(voting: 6 votes in support and 2 against)