Agenda item

Approved subject to various requirements to be set out in the minutes.

The Committee considered the application WNS/2021/1860/FUL for the erection of storage & distribution building (Use Class B8), inc. ancillary office space, ancillary buildings, vehicle access, parking and service yard areas, drainage, and landscaping & associated infrastructure on development Plot 7 within Zone A4 of the Northampton Gateway Rail Freight Interchange.

 

Denis Winterbottom, Principal Planning Officer outlined the application, Plot 7 Northampton Gateway SRFI  Land west of M1 J15 Milton Malsor, to the Committee.

 

The speaker was invited to address the Committee:

 

The applicant, Steve Harley – Oxalis Planning addressed the Committee in support of the application.

 

In reaching its decision, the Committee considered the officer’s report and presentation, the address of the public speaker and the written update.

 

RESOLVED

 

To delegate to the Assistant Director for Growth, Climate and Regeneration to grant permission, subject to:

 

(1)  THE CONDITIONS SET OUT BELOW (AND ANY AMENDMENTS TO

THOSE CONDITIONS AS DEEMED NECESSARY) AND

 

(2). 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 FOLLOWING (AND ANY AMENDMENTS AS DEEMED NECESSARY):

 

a)  to ensure the proposed development is made subject to the

planning obligations set out in the Northampton Gateway

Development Consent Obligation without which the Planning

Permission would not be issued.

 

b) to limit the mezzanine floorspace that may be provided within

development on land in Zones A1 – A3 to 76,647 square metres

to maintain the parameter pursuant to the Northampton Gateway Rail Freight Interchange Order 2019.

 

Officer comment: Clause b) has been added to include provision within

the S106 to limit the amount of mezzanine floorspace that can be provided

within Zones A1 to A3 to ensure the overall limit for mezzanine floorspace

within the Northampton Gateway Rail Freight Interchange site will not

exceed that approved under the Northampton Gateway Rail Freight

Interchange Order 2019.

 

CONDITIONS

 

Time Limits and General Implementation Conditions

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

Reason: To comply with the provisions of Section 91 of the Town and

Country Planning Act 1990 as amended by Section 51 of the Planning and

Compulsory Purchase Act 2004.

 

2.    The development shall not be carried out otherwise than in complete

accordance with the approved plans and details unless a non-material

amendment is approved by the Local Planning Authority under the Town

and Country Planning (Development Management Procedure) (England)

Order 2015 (as amended). The approved plans and details are:

 

NGW7-PHP-ZZ-XX-DR-ARC-S0-1001-P3 Plot 07 - Red Line Plan, received 28/10/21,

NGW7-PHP-SW-P1-DR-ARC-S3-1000-P15 Site Plan, received 28/10/21,

NGW7-PHP-GC-P1-DR-ARC-S0-1101-P3 Main Guard House, received

28/10/21,

NGW7-PHP-GS-P1-DR-ARC-S0-1103-P3 Seasonal Guard House, received 28/10/21m

NGW7-1600-P01-Proposed Levels, received 28/10/21m

NGW7-1300-P01-Proposed Drainage Layout, received 28/10/21,

NGW7-PHP-WH-P1-DR-ARC-S3-2000-P6 GA Plan - Level 00, received

28/10/21,

NGW7-PHP-WH-MZ-DR-ARC-S3-2001-P6 GA Plan - Mezzanine Level,

received 28/10/21,

NGW7-PHP-WH-P2-DR-ARC-S3-2002-P6 GA Plan - Level 01, received

28/10/21,

NGW7-PHP-WH-P3-DR-ARC-S3-2003-P6 GA Plan - Level 02, received

28/10/21,

NGW7-PHP-WH-P4-DR-ARC-S3-2004-P6 GA Plan - Level 03, received

28/10/21,

NGW7-PHP-XX-RF-DR-ARC-S3-2005-P6 Roof Plan,

NGW7-PHP-XX-ZZ-DR-ARC-S3-3000-P7 Building Elevations, received

28/10/21,

NGW-BWB-GEN-XX-SK-C-SK246_Plot 7 Car Only Access General

Arrangement (1 of 3)-S1-P04, received 28/10/21,

NGW-BWB-GEN-XX-SK-C-SK247_Plot 7 All Purpose Access General

Arrangement (2 of 3)-S1-P04, received 28/10/21,

NGW-BWB-GEN-XX-SK-C-SK248_Plot 7 HGV Only Access General

Arrangement (3 of 3)-S1-P05, received 28/10/21,

NGW-BWB-GEN-XX-SK-C-SK273-S1-P03 Toucan & Bus Stop Location Plan – received 13/12/21,

NGW-BWB-HKF-MH-DR-CH-1112/A/C01. Main Site Bus Stop General

Arrangement - received 13/12/21.

 

Reason: To clarify the permission and for the avoidance of doubt.

 

3.    The development hereby permitted shall be constructed to at least a

BREEAM Very Good standard in accordance with the strategy set out in

NORTHAMPTON GATEWAY PLOT 7 BREEAM PRE-ASSESSMENT – OCTOBER 2021.

 

Reason: To ensure energy and resource efficiency practices are incorporated into the development in accordance with the Government's

aim to achieve sustainable development as set out in the National Planning Policy Framework

 

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

 

4.    No development shall take place above ground level until details the scheme for the provision of water supply for firefighting purposes, including the provision of fire hydrants, a building fire protection system and the associated infrastructure, including sprinkler tanks, has been submitted to and approved in writing by the Local Planning Authority. The fire hydrants, building fire protection system and associated infrastructure shall thereafter be provided in accordance with the approved scheme and timetable.

 

Reason: To ensure adequate fire safety measures are installed within the building and water infrastructure provision is made on site for the local fire service to tackle any property fire in accordance with Government Guidance contained within the National Planning Policy.

 

5.    Prior to the commencement of works above the development plateau ground level, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall be prepared in accordance with the Northampton Gateway Rail Freight Interchange Order 2019 (SI No.1358) approved Framework CEMP (Doc 5.2 Environmental Statement Appendix 2.1), and the phase specific CEMP subsequently approved by the Local Planning Authority for Works No’s 1 to 6 specified in Schedule 1 Part 1, of the Northampton Gateway Rail Freight Interchange Order 2019. The approved CEMP for the development and the measures contained therein shall be adhered to all times during the construction phase.

 

Reason: To ensure the environment is protected during construction in  accordance with Policy SS2 of the South Northamptonshire Local Plan  Part2) and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

6.    A schedule of materials and finishes for the external cladding to be provided to the external walls and roofs of the warehouse building, and for the surfacing of the site access roads, service yards, bus turning/stopping area, and car parking areas shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The development shall be completed in accordance with the approved materials.

 

Reason: To ensure the satisfactory appearance of the completed development to safeguard amenity in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2) and guidance in the National Planning Policy Framework.

 

7.    Details of the cycle shelter, including of the design of covered structures, the materials to be used, and of the cycle storage equipment shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works.

 

Reason: To ensure that the design is appropriate to ensure the satisfactory appearance of the completed development in order to safeguard the amenity of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2) and guidance in the National Planning Policy Framework.

 

8.    Prior to the development progressing above floor slab level a scheme for landscaping the site shall be provided to and approved in writing by the Local Planning Authority which shall include:

 

a) details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

 

b) details of the hard landscaping including hard surface areas, pavements, pedestrian areas and steps.

 

The approved scheme shall be implemented before the end of the first planting season following the completion of, or the occupation of the development, whichever should occur soonest.

 

Reason: To ensure that a satisfactory landscape scheme is provided in the interest of well-planned development and visual amenity and to accord with Policy SS2 of the South Northamptonshire Local Plan (Part2) and Government guidance contained within the National Planning Policy Framework.

 

9.    A landscape management plan and maintenance schedule (LMMP) for a minimum period of 15 years shall be submitted to and approved in writing by the Local Planning Authority prior to occupation of the development. The schedule shall detail the maintenance arrangements for maintenance and the LMMP shall identify the overall management responsibility to ensure the co-ordination with the NGRFI site wide planting mitigation. The development shall be carried out in accordance with the approved plan.

 

Reason: To ensure that the approved landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policy SS2 of the South Northamptonshire Local Plan (Part2) guidance contained within the National Planning Policy Framework.

 

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BY DEVELOPER BEFORE OCCUPATION

 

10. The development hereby permitted shall not be occupied unless and until,

 

a) the highway mitigation identified for Junction 15 of the M1 motorway and the A45 trunk road, including completion of Works No 7(1), Works No.8(1), (2) and (3), and Works No. 9(1), (2) and (3) all as described in Schedule 1, Part 1 of the Northampton Gateway Rail Freight Interchange Order 2019 SI 1358, has been implemented, and

 

b) the Further Works as described in Schedule 1, Part 2, Further Works (1)(b), namely internal estate roads, maintenance accesses and footways, necessary to connect the development hereby permitted to the public highway have been constructed and surfaced.

 

Reason: In the interests of highway safety and amenity, to comply with Policy SS2 of the South Northamptonshire Local Plan (Part2) and Government guidance in Section 12 of the National Planning Policy Framework.

 

11. Prior to the occupation of the development hereby permitted the site accesses, service yards, car parking areas, bus turning / stopping area, and cycle shelter facilities shall be provided in accordance with the approved plans. The access, service yard, car parking bus turning / stopping area and cycle shelter shall thereafter be retained for use in connection with the development.

 

Reason: In the interests of highway safety, of promoting sustainable transport modes, and amenity, to comply with Policy SS2 of the South Northamptonshire Local Plan (Part2) and Government guidance in Section

12 of the National Planning Policy Framework.

 

12. The development hereby permitted shall not be occupied until and unless, the electric vehicle charging spaces have been laid out and provided with charging equipment of AC Level 2 (or equipment providing for no lesser standard of efficiency).

 

Reason: To comply with Policy S10 of the West Northamptonshire Joint Core Strategy and Policy INF4 of the South Northamptonshire Local Plan Part 2, and to maximise opportunities for sustainable transport modes in accordance with the National Planning Policy Framework.

 

13. Prior to the occupation of the approved development an occupier-specific travel plan shall be submitted to, and approved in writing by, the Local Planning Authority. The travel plan shall be prepared with regard to, and in accordance with, the Framework Travel Plan approved pursuant to Northampton Gateway Rail Freight Interchange Order 2019, (document ref. ADC1475 within the Environmental Statement Appendix 12.1), or an approved revision thereof.

 

The occupier shall use reasonable endeavours to maximise the use of Euro VI compliant vehicles in respect of:

 

a) any HGV fleets operated; and

b) any public transport service dedicated to serving the authorised development.

 

The approved travel plan shall be complied with at all times.

 

Reason: In the interests of promoting sustainable development in accordance with Policy C1 of the West Northamptonshire Joint Core Strategy Local Plan (Part 1) and Policy SS2 of the South Northamptonshire Local Plan (Part2) and the advice in the National Planning Policy Framework.

 

CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

 

14. If, during construction, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

 

Reason: To ensure that any ground and water contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use, to comply with Policy BN9 of the West Northamptonshire Joint Core Strategy, Policy SS2 of the South Northamptonshire Local Plan (Part2) and Section 15 of the National Planning Policy Framework.

 

15. No external lighting shall be installed unless details of the lighting to be installed, including details of the luminaires, mounting, and position and have first been submitted to and approved in writing by the LPA.

 

Reason: In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2) and guidance in the National Planning Policy Framework.

 

16. No mechanical or ventilation plant or machinery that exceed the Mechanical Services Plant Sound Power Level Data within Table 6 of the approved Northampton Gateway – Plot 7 Noise Impact Assessment - October 2021103541 (ref vc-en-rp-0001) shall be installed or operated within the development, unless and until details of such plant or machinery, including the acoustic specification, have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order to safeguard the amenities of the area and to minimise the risk of a nuisance arising from smells in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2).

 

17. No mechanical or ventilation plant or machinery fixed to vehicles shall be operated within the external areas of the development unless and until details of such plant or machinery, including the acoustic specification, have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order to safeguard the amenities of the area and to minimise the risk of a nuisance arising from smells in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2).

 

18. No electrical transformers or generators shall be installed within the external areas of the development unless and until details of the plant, including the acoustic specification and proposed screening, have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order to safeguard the amenities of the area and to minimise the risk of a nuisance arising from smells in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2).

 

19. Notwithstanding the provisions of section 55 (2A) of the Town and Country Planning Act 1990 (as amended by Section 49 of the 2004 Act), Part 10 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) and Part 7, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), no internal operations increasing the floor space available within the building hereby permitted shall be carried out without the prior planning permission of the Local Planning Authority.

 

Reason: To enable the Local Planning Authority to retain planning control over the provision of additional floorspace in order to maintain a satisfactory layout and sustain an adequate overall level of parking provision and servicing on the site in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2) and Government guidance contained within the National Planning Policy Framework.

 

20. Notwithstanding the provisions of Part 7, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting or amending that order) the approved buildings shall not be extended without the prior planning permission of the Local Planning Authority.

 

Reason: To enable the Local Planning Authority to retain planning control over the development of this site in order to safeguard the amenities of the area and to sustain a satisfactory overall level of parking provision and servicing on the site in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2).

 

21. No goods or materials shall be stored, repaired, operated or displayed outside the buildings unless otherwise approved in writing by the Local Planning Authority.

 

Reason: In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan (Part2).