Agenda item

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

The Committee considered application WNS/2021/2221/MAF for the erection of a new sui generis use saw mill and storage facility, and yard extension at Silverstone Fields Farm, Towcester Road, Silverstone, NN12 8FS for Linnell Brothers Limited.

 

There were no public speakers on this item.

 

In reaching its decision, the Committee considered the officer’s report and presentation, and the written updates.

 

Resolved

 

(1)  That authority be delegated to the Assistant Director – Growth, Climate and Regeneration to grant permission for application WNS/2021/2221/MAF subject to:

 

1.  No objection being raised by the Lead Local Flood Authority.

 

2.  Confirmation from the Council’s ecologist that further surveys are either not required, or the satisfactory completion of such surveys and any mitigation that may be recommended (to be secured by condition).

 

3.  The following conditions set out below (and any amendments to those conditions as deemed necessary.

 

CONDITIONS

 

          Time limit and approved plans

 

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 or minor 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:

         

          Site Location Plan (drawing ref: 2801/ME/SL/P1)

          Site Plan As Proposed (drawing ref: 2801/ME/SP/P rev P4)

          Elevations – Sheet One (drawing ref: 2801/ME/E/1 rev P5)

          Elevations – Sheet Two (drawing ref: 2801/ME/E/2 rev P5)

          Elevations – Sheet Three (drawing ref: 2801/ME/E/3 rev P5)

          Floor Plan (drawing ref: 2801/ME/P/1 rev P5)

          Landscape Strategy Plan (drawing ref: 10248L.LSP.001 rev D)

         

          All received by the Local Planning Authority on 29th December 2021.

         

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

 

          BREEAM

 

3.      The development hereby permitted shall be constructed to at least a BREEAM 'very good' standard. 

 

          Reason : To ensure energy and resource efficiency practices are incorporated into the development in accordance with Policy S11 of West Northamptonshrie3 Joint Core Strategy and Government's aim to achieve sustainable development as set out in the National Planning Policy Framework.

 

          Materials

 

4.      A schedule of materials and finishes to be used in the external walls and roof(s) of the building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The development shall thereafter be completed in accordance with the approved details.

         

          Reason : To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy SS2 of the South Northamptonshire Local Plan Policy and Government guidance contained within the National Planning Policy Framework.

 

Archaeology

 

5.      No development shall take place within the area of archaeological interest until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority. This written scheme will include the following components, completion of each of which will trigger the phased discharging of the condition:

         

          (i) Approval of a Written Scheme of Investigation;

         

          (ii)Fieldwork in accordance with the agreed Written Scheme of Investigation;

         

          (iii) Completion of a Post-Excavation Assessment report and approval of an approved Updated Project Design: to be submitted within six months of the completion of fieldwork, unless otherwise agreed in advance with the Planning Authority;

         

          (iv) Completion of analysis, preparation of site archive ready for deposition at a store (Northamptonshire ARC) approved by the Planning Authority, production of an archive report, and submission of a publication report: to be completed within two years of the completion of fieldwork, unless otherwise agreed in advance with the Planning Authority.

         

          Reason : To ensure that features of archaeological interest are properly examined and recorded and the results made available, in accordance with NPPF Paragraph 205

         

Noise

 

6.      No development above slab level shall take place until a Noise Management Plan has been submitted to and approved in writing by the Local Planning Authority, which specifies the provisions to be made for the control of noise emanating from the site. 

         

          Reason : In the interest of safeguarding residential amenity and reducing pollution in accordance with Policy BN9 of the West Northamptonshire Joint Core Strategy.

 

External lighting and storage      

 

7.      No external lights/floodlights shall be erected on the land or building unless details of the lighting are first submitted to and approved in writing by the Local Planning Authority. Thereafter any lighting shall be installed and retained in accordance with the details so approved. 

         

          Reason : In order to safeguard the visual amenities of the area in accordance with Policy SS2 of the South Northamptonshire Local Plan and Government advice in The National Planning Policy Framework.

 

8.      No open-air storage shall take place within the new yard area unless and until details are first submitted to and approved in writing by the Local Planning Authority regarding the exact areas to be used for additional open air storage, the type of product to be stored in the open-air, and the maximum height of any such product or stack of products. Any open-air storage within the new yard area shall thereafter be carried out in accordance with the details so approved.

         

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

 

Landscaping

 

9.      No trees shall be removed until a Tree Protection Plan is submitted to and approved in writing by the Local Planning Authority detailing how those trees that are identified for retention in the Arboricultural Survey Report and Impact Assessment, prepared by Landscape Science Consultancy (received by the Local Planning Authority on 29th December 2021), are to be protected. The trees shall thereafter be protected during construction in accordance with the details so approved.

         

          Reason : In the interests of identifying and retaining important trees on the site in accordance with Policies SS2 of the South Northamptonshire Local Plan 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.

 

10.    All planting, seeding or turfing comprised in the approved landscape strategy plan (drawing ref: 10248L.LSP.001 rev D) shall be carried out in the first planting and seeding seasons following the occupation of the building(s) and shall be maintained for a period of 10 years from the completion of the development. Any trees and/or shrubs which within a period of 10 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 for any variation.

         

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

 

Parking

 

11.    The proposed parking (including 5no. Electric Vehicle charging points), turning, loading and unloading facilities shall be provided in accordance with the approved plans before first occupation of the development hereby permitted. The parking, turning, loading and unloading facilities shall thereafter be retained for use in connection with the development for those purposes only.

         

          Reason : In the interests of highway safety, to ensure the provision of adequate off-street car parking and turning/loading/unloading to comply with Policy SS2 of the South Northamptonshire Local Plan and Government guidance in Section 12 of the National Planning Policy Framework.  

 

          Hours

 

12.    The operational use of the premises hereby permitted shall be restricted to the following times:-

         

          Monday - Friday : 7:30 a.m. to 6.00 p.m.

          Saturdays : 7.30 a.m. to 12.30 p.m.

          Sundays, Bank and Public Holidays : No time.

         

          Reason : To protect the amenities of the surrounding area and to comply with Policy SS2 of the South Northamptonshire Local Plan.

 

Permitted development and use

 

13.    Notwithstanding the provisions of Part 7 of 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) no enlargement, alteration or improvement of the building hereby permitted shall be undertaken at any time without the prior planning permission of the Local Planning Authority.

           

          Reason : Taking into account the sensitivity of the site it is considered to be in the public interest to ensure the merits of future proposals can be assessed by the Local Planning Authority so that visual amenity is conserved and to accord with Policy SS2 of the South Northamptonshire Local Plan and Section 12 of the National Planning Policy Framework.

 

14.    The development hereby permitted shall be used only in conjunction with the existing timberyard/sawmill use on the adjoining site and shall not at any time accommodate a separate business or use unless otherwise agreed in writing by the Local Planning Authority.

         

          Reason : To ensure effective planning control, prevent the subdivision of the site and ensure the development remains an appropriate extension in accordance with Policies SS2 and EMP2 of the South Northamptonshire Local Plan (Part 2).

 

15.    No retail sales shall take place from within the extension hereby permitted unless otherwise approved in writing by the Local Planning Authority.

         

          Reason : For the avoidance of doubt and to prevent the establishment of uses that would be unsustainable within the open countryside.