Agenda item

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

The Committee considered application WNS/2021/1564/MAF for the creation of a new base main gate, including formation of new access onto the B4031 and the erection of associated buildings including a visitor centre, guard house and large vehicle inspection area at RAF Croughton, NN13 5NQ for the Defence Infrastructure Organisation.

 

Alison Dornan, Senior Estates Surveyor at RAF Croughton, addressed the Committee in support of the application.

 

The Case Officer added that should the Committee resolve to delegate authority to approve the application, the permission would not be issued until it had been reviewed by the Secretary of State for Levelling Up, Housing and Communities. 

 

It was proposed by Councillor Anthony Bagot-Webb and Seconded by Councillor Dermot Bambridge that the application be approved as per the officer’s recommendations. The motion was put to the vote with nine votes cast in favour of the proposal and none cast against, therefore the motion was carried.

 

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

 

Resolved

 

(1)  That authority be delegated to the Assistant Director – Growth, Climate and Regeneration to grant permission for application WNS/2021/1564/MAF subject to the following conditions set out below (and any amendments to those conditions as deemed necessary):

 

CONDITIONS

Time Limit

 

1.   The development to which this permission relates shall be begun not later than the expiration of three years beginning with 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.

Compliance with Plans

 

2. Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents:

•     Site Location Plan [Drg No. 381015-MMD-00-XX-DR-C-1235 Rev P03] received 16^th September 2021

•     Main Gate - Planning, General WNS/Planning Applications/Permitted Development Areas [Drg No. 381015-MMD-00-XX-DR-C-1240 Rev P3] received 16^th September 2021

•     Main Gate - Planning, General Arrangement, PRoW and Diversion [Drg No. 381015MMD-00-XX-DR-C-1241 Rev P2] received 16^th September 2021

•     Main Gate - B4031 Junction Layout [Drg No. 381015-MMD-00-XX-DR-C-1250 Rev P04] received 8^th October 2021

•     LVIS - Proposed Ground Floor Plan [Drg No. 381015-MMD-00-GF-DR-A-2100 Rev P7] received 16^th September 2021

•     LVIS - Proposed Roof Plan [Drg No. 381015-MMD-00-RF-DR-A-2400 Rev P2] received 16^th September 2021

•     LVIS - Proposed Elevations [Drg No. 381015-MMD-00-XX-DR-A-2200 Rev P7] received 16^th September 2021

•     Guard House - Proposed Ground Floor Plan [Drg No. 381015-MMD-00-GF-DR-A-3100 Rev P6] received 16^th September 2021

•     Guard House - Proposed Canopy Elevations, Section and Roof Plan [Drg No. 381015MMD-00-XX-DR-A-3400 Rev P3] received 16^th September 2021

•     Guard House - Proposed Gatehouse Elevations and Finishes Schedule [Drg No. 381015MMD-00-XX-DR-A-3300 Rev P6] received 16^th September 2021

•     Guard House – Proposed Gatehouse Area & Roof Plan & Sections [Drg No. 381015MMD-00-XX-DR-A-3200 Rev P6] received 16^th September 2021

•     ID Booth - Proposed Elevations [Drg No. 381015-MMD-00-XX-DR-A-3500 Rev P2] received 16^th September 2021

•     Overwatch - Proposed Plans, Elevations and Section [Drg No. 381015-MMD-00-GF-DRA-4100 Rev P7] received 16^th September 2021

•     Visitor Centre - Proposed Ground Floor Plan [Drg No. 381015-MMD-00-GF-DR-A-1100 Rev P6] received 16^th September 2021

•     Visitor Centre - Proposed Roof Plan and Area Plan [Drg No. 381015-MMD-00-XX-DR-A1150 Rev P1] received 16^th September 2021

•     Visitor Centre - Proposed Elevations 1 of 2 [Drg No. 381015-MMD-00-XX-DR-A-1200 Rev P6] received 16^th September 2021

•     Visitor Centre - Proposed Elevations 2 of 2 [Drg No. 381015-MMD-00-XX-DR-A-1201 Rev P6] received 16^th September 2021

•     NVC Grassland Survey [Doc Ref: 412155BA01 | 001 | A - FIRST DRAFT] received 16^th September 2021

•     Arboricultural Report [Doc Ref: 381015-013 | D] and specifically Tree Protection Plans 381015-MMD-00-XX-DR-C-1210 to 381015-MMD-00-XX-DR-C-1212 contained in Appendix C, received 16^th September 2021

•     Flood Risk Assessment [Doc Ref: 381015 | 001 | D] received 16^th September 2021

•     Preliminary Ecological Report [Doc Ref: 100381015 | 005 | C] received 16^th September 2021

•     Preliminary Ecological Report Addendum Rev A received 25^th April 2022

•     External Lighting Design - Lighting Assessment [Doc Ref: 381015 | 009 | A] received 16^th September 2021

•     Geotechnical and Geo-environmental Desk Study [Doc Ref: 381015-017 | B] and Appendices A and B, received 16^th September 2021

•     RAF Croughton Transport Statement Rev C and all drawings contained in Appendix D ‘Proposed Site Access’ Pages 91 - 95, received 18^th March 2022

•     RAF Croughton Signalised Junction Stage 1 Road Safety Audit Document 287864-TPNITD-697-B received 18^th March 2022

•     RAF Croughton Stage 1 Road Safety Audit Designer’s Response received 25^th April 2022

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

3. PLACEHOLDER ECOLOGY CONDITIONS – COMPLIANCE WITH REPORT(S) CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR TO BE COMPLIED WITH BEFORE ANY DEVELOPMENT COMMENCES.

 

4. PLACEHOLDER ECOLOGY CONDITION – COMMENCE WORK OR DO NEW SURVEY

 

Land Contamination – Intrusive Investigation

 

5. A potential risk from contamination has been identified within the Geotechnical and Geo-environmental Desk Study [Doc Ref: 381015-017 | B] and its appendices received 16^th September 2021, and as such no part of the development hereby permitted shall take place until:

a)    a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present has been carried out;

b)    the risks to receptors and to inform the remediation strategy proposals has been documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the Management of Land Contamination, CLR 11’ and 

c)    both a) and b) above has been submitted to and approved in writing by the Local Planning Authority.

No development shall take place unless the Local Planning Authority has given its written approval that it is satisfied that the risk from contamination has been adequately characterised as required by this condition.

Reason: To ensure that any ground and water contamination is 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 SS2 of the South Northamptonshire Local Plan, Policy BN9 of the West Northamptonshire Joint Core and Section 15 of 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.

Land Contamination – Remediation

6.   If contamination is found by undertaking the work carried out under condition 5, then no development hereby permitted shall take place until

a)    a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use has been prepared by a competent person and in accordance with DEFRA and the Environment Agency's ‘Model Procedures for the

Management of Land Contamination, CLR 11’ and

b)    has been submitted to and approved in writing by the Local Planning Authority.

No development shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

Reason:  To ensure that any ground and water contamination is 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 SS2 of the South Northamptonshire Local Plan, Policy BN9 of the West Northamptonshire Joint Core and Section 15 of 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.

Archaeology

7.   Prior to the commencement of the development the applicant will secure 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 by the Planning Authority.

This written scheme will include the following components, completion of each of which will trigger the phased discharging of the condition:

(i)           fieldwork in accordance with the agreed written scheme of investigation;

(ii)          post-excavation assessment (to be submitted within six months of the completion of fieldwork, unless otherwise agreed in advance with the Planning Authority);

(iii)         completion of post-excavation analysis, preparation of site archive ready for deposition at a store (Northamptonshire ARC) approved by the Planning Authority, completion 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.

Tree Protection

 

8.   No development shall take place until the existing tree(s) to be retained as listed in Table 3.1 of the Arboricultural Report [Doc Ref: 381015-013 | D] received 16^th September 2021 have been protected in accordance with the Tree Protection Plans in Appendix C [see below] and the Tree Protection Measures set out in Appendix D:

•  Drawing 381015-MMD-00-XX-DR-C-1210 Rev P2 [Sheet 1 of 3] • Drawing 381015-MMD-00-XX-DR-C-1211 Rev P3 [Sheet 2 of 3]

•  Drawing 381015-MMD-00-XX-DR-C-1212 Rev P3 [Sheet 3 of 3]

…unless, prior to the commencement of any development, the trees are otherwise protected in the following ways listed below, unless a further alternative is first agreed in writing by the Local Planning Authority:

a)    Protective barriers shall be erected around the tree(s) to a distance not less than a radius of 12 times the trunk diameter when measured at 1.5m above natural ground level (on the highest side) for single stemmed trees and for multistemmed trees 10 times the trunk diameter just above the root flare.

b)    The barriers shall comply with the specification set out in British Standard BS5837:2012 ‘Trees in Relation to Construction – Recommendations’ that is steel mesh panels at least 2.3m tall securely fixed to a scaffold pole framework with the uprights driven into the ground a minimum of 0.6m depth and braced with additional scaffold poles between the barrier and the tree[s] at a minimum spacing of 3m.

c)    The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development [and / or demolition] and shall be maintained until all equipment, machinery and surplus material has been removed from the site.

d)    Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.

Reason : To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policies SS2 and NE5 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.

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

Drainage Information [Surface Water & Foul Sewage]

 

9.   Before any above ground works commence a scheme for the provision and implementation of surface water drainage and foul water drainage shall be submitted to and approved in writing by the Local Planning Authority. The drainage works shall be constructed and completed in accordance with the approved plans before the first occupation of any of the buildings/dwellings hereby approved.

Reason : To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property to comply with Policy SS2 of the South Northamptonshire Local Plan Policy BN7 and BN9 of the West Northamptonshire Joint Core Strategy and Government advice in the National Planning Policy Framework.

Construction Method Statement

 

10. No development shall take place, other than works that are permitted development as defined by Part 19 of Schedule 2 of the General Permitted Development Order, until a Construction Method Statement has been submitted to, and approved in writing by the Local Planning Authority. The statement shall provide for at a minimum:

a)    The parking of vehicles of site operatives and visitors;

b)    The routeing of HGVs to and from the site;

c)    Loading and unloading of plant and materials;

d)    Storage of plant and materials used in constructing the development;

e)    The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

f)     Wheel washing facilities including type of operation (automated, water recycling etc) and road sweeping;

g)    Measures to control the emission of dust and dirt during construction;

h)    A scheme for recycling/ disposing of waste resulting from demolition and construction works;

i)     Delivery, demolition and construction working hours;

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

Reason : To ensure the environment is protected during construction in accordance with Policy 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.

Brick Samples

 

11. The external walls of all buildings shown as being finished in brick (including the visitor’s centre and the lean-to extension on the LVIS building) shall be constructed in brickwork, of a type, colour, texture, face bond and pointing which is in accordance with a sample panel (minimum 1 metre squared in size) which shall be constructed on site to be inspected and approved in writing by the Local Planning Authority before the commencement of the brickwork.  The sample panel shall be constructed in a position that is protected and readily accessible for viewing in good natural daylight from a distance of 3 metres. The panel shall be retained on site for the duration of the construction contract.

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 Policies SS2 of the South Northamptonshire Local Plan and Government guidance contained within the National Planning Policy Framework.

Roofing Material Samples

 

12. Samples of all roofing materials (including ridge tiles if applicable) for all buildings shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works.  The development shall be carried out in accordance with the samples so approved.

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.

Schedule of materials [metal cladding]

 

13. A schedule of materials, including samples or photographs of the proposed materials to be used in the external walls of all buildings finished in metal cladding (including the LVIS) 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 Policies SS2 of the South Northamptonshire Local Plan Policy and Government guidance contained within the National Planning Policy Framework.

Architectural Detailing [Visitor Centre]

 

14. Notwithstanding the submitted details, further details of the construction and finishes, including sections, of the proposed windows and doors and their surrounds, rainwater goods, eaves and verges of the visitor’s centre, to a scale no less than 1:5, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of that work. The development shall be carried out in accordance with the approved details.

Reason: To ensure that the new works are sympathetic to the contemporary character and appearance of the building, and to accord with policy SS2 of the Local Plan Part 2.

Landscaping

 

15. 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 existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation, to be submitted in conjunction with Conditions 8 and 18

Such details shall be provided prior to the development progressing above slab level or such alternative time frame as agreed in writing by the developer and the Local Planning Authority. The approved scheme shall be implemented by the end of the first planting season following occupation of the development.

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

Unexpected Contamination

 

16. In the event that contamination to land and/or water is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. No development shall continue until a risk assessment has been carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice. Each phase shall be submitted to and approved in writing by the Local Planning Authority.

•       Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model.  If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken.

•       Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals.

•       Phase 3 requires that a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use shall be submitted to and approved in writing by the Local Planning Authority. The remediation shall be carried out in accordance with the approved scheme and the applicant shall provide written verification to that effect.

The development shall not be occupied until any approved remedial works have been carried out and a full validation report has been submitted to and approved in writing by the Local Planning Authority. 

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 SS2 of the South Northamptonshire Local Plan.

Highway Improvement / Junction Details [Grampian Condition]

 

17. No development shall take place in respect of the new junction until full construction and layout details for the widened carriageways, footpaths, traffic islands and signals and lane markings, signposts and all relevant traffic furniture been provided in accordance with details which have previously been submitted to and approved in writing by the Local Planning Authority. This submission must show that it has fully addressed the problems highlighted in document 381015-024-A RAF Croughton Stage 1 RSA Designers Response received 25^th April 2022. The junction shall then be delivered in accordance with the approved details prior to any of the building(s) within the site, including the LVIS and visitor’s centre, being brought into use.

Reason : To accord with Government Guidance in Section 12 of the National Planning Policy Framework and Policy SS2 of the South Northamptonshire Local Plan which requires that development shall have a satisfactory means of access and in the interests of highway safety and the convenience of users of the adjoining highway. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

CONDITIONS REQUIRING LOCAL PLANNING AUTHORITY WRITTEN APPROVAL OR

TO BE COMPLIED WITH BY DEVELOPER BEFORE OCCUPATION

Land Contamination – Verification

 

18. If remedial works have been identified in condition 5, the development shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 6. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that any ground and water contamination is 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 SS2 of the South Northamptonshire Local Plan, Policy BN9 of the West Northamptonshire Joint Core and Section 15 of the National Planning Policy Framework.

EV Charging for Visitor’s Centre

 

19. The visitor’s centre shall not be brought into use until the base has provided existing visitor car parking areas located within its curtilage with EV charging infrastructure, specifically DC fast-charging equipment or equivalent providing for no lesser standard of efficiency. One EV-dedicated parking bay shall be provided for every 10 parking bays (or part thereof) provided within the visitor’s centre car park.

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 paragraph 110(e) of the National Planning Policy Framework.

CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

Maintenance of Landscaping

 

20. All planting, seeding or turfing shown in the approved landscaping plan shall be carried out in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner, and shall be maintained for a period of 5 years from the completion of the development. Any trees and/or shrubs 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 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 Policy SS2 of the South Northamptonshire Local Plan.

Compliance with ecology report:

 

21. The development hereby permitted shall be carried out in accordance with the mitigation, conclusions and enhancements in section 3 of the Preliminary Ecological Appraisal Addendum by Mott MacDonald, dated 19th April 2022, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To protect habitats and/or species of importance to nature conservation from significant harm in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the National Planning Policy Framework.

 

Pre-commencement check:

 

22.  Prior to, and within two months of, the commencement of the development, the site shall be thoroughly checked by a suitably qualified ecologist to ensure that no protected species, which could be harmed by the development, have moved on to the site since the previous surveys were carried out. Should any protected species be found during this check, full details of mitigation measures to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved mitigation scheme.

 

Reason : To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within the National Planning Policy Framework.

 

Working Method Statement for reptiles

 

23. Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, a working method statement for reptiles shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the working method statement shall be carried out in accordance with the approved details.

 

To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained.

 

Submission of LEMP

 

24. Prior to the commencement of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The LEMP should include details of;

 

a)      Biodiversity Net Gain Assessment

b)      The location of where habitats will be created/enhanced

c)      Type of habitats to be created/enhanced and how these will be created/enhanced

d)      Corn Parsley (Petroselinum segetum) Translocation Strategy

e)     Habitat management over 30 years to achieve and maintain target condition

 

Thereafter, the LEMP shall be carried out in accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within Section 15 of the National Planning Policy Framework.

 

Species to be of UK provenance

 

25. All species used in the planting proposals associated with the development shall be native species of UK provenance.

 

Reason: To conserve and enhance biodiversity and prevent the spread of non-native species in accordance with Policy BN2 of the West Northamptonshire Joint Core Strategy and Government guidance contained within Section 15 of the National Planning Policy Framework.