Approved subject to various requirements to be set out in the minutes.
The Committee considered the application S/2020/1644/EIA for Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, earthworks and landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and strategic landscaping including drainage infrastructure.
Andrew Longbottom, Principal Planning Officer outlined the application Land to the east of Tiffield Road and to the north west of the A43 Towcester to the Committee.
The speakers were invited to address the Committee:
Louise Croft and Anne Gray addressed the Committee objecting to the application.
Graham Ferrie representing Tiffield Parish Council addressed the Committee objecting to the application.
Councillor Clubley representing Towcester and Roade Ward addressed the Committee objecting to the application.
The applicant, David Smith – IM Properties addressed the Committee in support of the application with Damien Holdstock – Turley and David Neale – DTA in attendance to answer technical questions that the Committee had in relation to the application.
In responding to a question regarding the reserve objector not being called, the legal advisor clarified the process for speaking at Strategic Planning Committee - 2 objectors are allowed and 2 were present, that is deemed the correct balance of speakers.
Vice Chair, in the Chair invited the planning authority’s independent experts to respond to the Member questions in their areas of expertise, Rebecca Knight (Landscaping) and Steve Clarke (Transport and Highways).
In reaching its decision, the Committee considered the officer’s report and presentation, the address of the public speakers, the experts advice and the written update.
To ratify the previous recommendation to Strategic Planning Committee (07.01.21), that being:
(1) To delegate to the Assistant Director for Growth, Climate and Regeneration to grant permission, subject to the following matters being submitted and considered acceptable:
· The submission of a revised Sustainability Statement to address the outstanding matters
· The submission of a revised landscaping scheme to address the outstanding matters.
· The submission of a revised Lighting Statement to address the outstanding matters.
· The submission of a revised Framework Travel Plan to address the outstanding matters.
· An addendum to the Transport Assessment to model HGV movements associated with the proposed 70% use of the site area for B8 use.
· The submission of additional plans and information to resolve Highway England’s outstanding issues with the design of the roundabout and the proximity of the layby and any further representations they may make in relation to construction traffic.
· Further clarity regarding how 30% of the developable site area will be brought forward for B2 usage.
AND THE COMPLETION OF A PLANNING OBLIGATION UNDER SECTION 106 OF THE TOWN AND COUNTRY PLANNING ACT 1990, AS SUBSTITUTED BY THE PLANNING AND COMPENSATION ACT 1991, TO SECURE THE ITEMS SET OUT BELOW AND TO DELEGATE TO THE ASSISTANT DIRECTOR FOR GROWTH, CLIMATE AND REGENERATION TO AMEND, ADD AND DELETE THE HEADS OF TERMS AND PLANNING CONDITIONS AS REQUIRED AND THE FINAL DRAFTING OF THE PLANNING CONDITIONS:
HEADS OF TERMS
1) Implementation of the Framework Travel Plan and detailed Travel Plan.
2) Enhanced Bus Service Plan and Financial Contribution to support it if necessary.
3) £1000 per annuum for the funding of the Travel Plan for five years or for the time period of the build out, whichever is longer.
4) Provision of a scheme for the of site biodiversity off setting and implementation.
5) Payment for the management of the off-site biodiversity offsetting scheme.
6) The safeguarding of the land for a new access to the football pitches.
7) The reservation of Zone D to deliver smaller units for the local economy unless not needed by the market.
8) The delivery of the off-site highway mitigation works on Northampton Road.
9) The delivery of the additional traffic calming works for Northampton Road should they be required.
10) The delivery of the additional traffic mitigation works for Tiffield and Caldecote should they be required.
11) The provision of supporting skills payment (unless a Local Labour Strategy is agreed).
12) The payment of a S106 monitoring fee.
Given the current outstanding issues above it is currently not possible to provide detailed wording for the proposed conditions hence as set out above this is delegated to the assistant Director for Growth, Climate and Regeneration. However, the list below identifies the currently matters that the conditions will need to address.
1) Time limit for the permissions.
2) Setting out of the approved plans.
3) Submission of a Construction Method Statement.
4) Restriction of hours of working during construction.
5) Submission of a Construction and Environmental Management Plan.
6) Requirement for trees to be protected during construction.
7) Phasing of the construction of the new roundabout and new access road and construction of the plateaus and buildings and closing of the right turn into Tiffield Lane from the A43.
8) Restriction of hours for HGV’s to deliver to the site during construction.
9) Delivery of off-site highway works (footpath/cycleway on Northampton Road)
10) Requirement for spine road to be offered for adoption to the LHA.
11) Full details of all exposed retaining structures and fences to be used in the
construction of the new cycleway/footpath on Northampton Road.
Use of the site
12) The uses on site shall be in accordance with the submitted application.
13) Control of the use of the site to ensure 30% of the site is for B1/B2 uses only.
14) No more than 2400 sqm of independent stand-alone office space shall be
provided on the site.
15) Total retail space not to exceed 1000sqm.
16) Prevention of use of retail/restaurant uses on site until part of the business uses are operational.
17) Reserved matters applications need to include full details of any proposed
18) Restriction total mezzanine floor space to 30,000sqm.
19) Removal of Permitted Development rights for extensions to the buildings.
20) Requirement for all reserved matters applications for B2 use to include proposed hours of operation.
21) Requirement for any reserved matters application for Zone A to include full details of hours of operation.
22) Securing provision for refrigerated trailers to have their own power supply.
23) Restriction of the use of the building within the new use class E.
24) Removal of Permitted Development rights for conversion of stand-alone office uses to be converted to residential use.
25) Restriction on external storage of goods.
26) Compliance with the lighting scheme for the new spine road.
27) Further details of lighting on the A43.
28) Full details of the lighting scheme to be submitted with the reserved matters
29) Implementation of the sustainable drainage strategy.
30) Details of the foul pumping station.
31) Drainage conditions as required by the Lead Local Flood Authority.
32) Landscaping to be implemented.
33) Landscaping maintenance and retention.
34) Provision of a Landscaping and Ecological Management Plan.
35) Further noise attenuation measure to be submitted with the reserved matters application.
36) Control of external plant and equipment.
37) Noise safeguarding conditions as recommended by the Environmental Health Officer.
38) All reserved matters application to include full details of the proposed energy generation measures.
39) Requirement for buildings to achieve the BREEAM “very good” standard.
40) Requirement for ten percent of parking spaces to have car charging facilities.
41) The provision of a soil management plan.
42) The provision of waste management plan.
43) Process for the finding of unexpected land contamination on site.
44) Requirement for further details relating to the understanding and mitigation of gas from the nearby historic landfill.
45) Further condition(s) to protect ecology and biodiversity as required by the Ecology Officer.
46) The securing the programme of archaeological works.
47) The submission of a Local Training and Employment Strategy.
48) The requirement for the provision of fire hydrants within the site.
49) Requirement for crime prevention measure and CCTV to be submitted with the reserved matters applications.
50) The requirement for reserved matters applications need to include an
Environmental Colour Assessment.
51) The requirement for further details of all crib/retaining wall use on the site.
52) Securing footpath link to Belle plantation which needs to be provided at park of reserved matters for Zone D.
53) The requirement that retained footpaths need to be kept clear and available for use.
The Speakers for Agenda Item 5 were ushered out of the meeting room.
The Committee adjourned for a 15 minute break and the Chair and Councillor Roberts returned.
Speakers for Agenda Item 6 and 7 were seated.