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Allerdale Borough Council Planning Application 2/2014/0350 Proposed Demolition of up to seven buildings including School House, Development: Hodgson House and Howard House. Full planning application for M Sport Evaluation Centre (B1), testing and evaluation facility (2.5km in length) (Sui Generis), car parking (242 spaces), earthworks including sound attenuation bunds, surface water attenuation ponds, grounds maintenance shed incorporating fuel store (B1 & B8) and separate underground fuel tank. Temporary widening of eastern access from A594 for construction vehicles. Outline planning application for future expansion space of 5000sqm (use class B1), Offices 2450sqm (B1), 60 bed Hotel 6000sqm (C1) all to include associated parking and external works Loc ation: Dovenby Hall Dovenby Cockermouth Applicant: M-Sport Limited Recommendation: Approved Subject to conditions, and Legal Agreements in relation to Travel Plan requirements and sports provision. Summary/Key Issues Issue Conclusion Principle of Use In principle, saved Policy REM10 of the Allerdale Local Plan 1999 is supportive of the majority of the proposed land uses. The principle of expanding the existing business is considered to be supported by relevant employment policies of the Allerdale Local Plan, Part 1 2014. National and Local Plan policies relating to hotel and offices uses encourage a town centre first approach to the location of these uses. However they are considered to be acceptable having regard to saved Policy REM10 of the Allerdale Local Plan 1999. Scale of The Dovenby Hall Estate is a designated employment site under Development saved Policy REM10, which is a bespoke saved policy specifically for this site. Policy S12 of the new Plan provides support for new employment/expanding businesses on allocated employment sites and S14 supports the expansion of rural businesses. Policy S2 also recognises the need to allocate land and premises of the right quality to meet the expansion needs of existing businesses. It is considered that development at this location of a scale in excess of that envisaged by policies S3 and S5 in the hierarchy, i.e. very small scale, but that a larger scale of development is reasonably justified by the retained allocation of the site for employment uses. The scale of the proposed development is extensive, however, the applicant has put forward information to demonstrate that there is a need for this level of expansion to secure the future success and growth of the business. Development in excess of the original footprint of the Dovenby Hall Estate can be justified under policy REM10 where there are overriding environmental, landscape, social or economic beneficial impacts. The economic benefits of the proposal have been set out above and are considerable, attracting significant weight. It is considered that these benefits override the requirement within policy REM10 to limit development to the aggregate floor space. Noise Impacts On the basis of advice from EH Officers, it is considered that subject to a robust noise management plan, the proposed testing facility could be operated in a manner that maintains an appropriate standard of residential amenity for residents within the locality. Whilst it would not be possible to eliminate all noise for residents, it is considered that subject to the mitigation measures proposed and the recommended conditions, the adverse effects on living conditions would not be unacceptable. The proposal is therefore considered to be acceptable in this respect with regards to Policy S32 of the Allerdale Local Plan (Part 1) 2014. Other elements of the proposal also have the potential to create noise and disturbance, such as the hotel or the evaluation centre, or from associated plant/machinery. It is considered that residential amenity can be protected to an acceptable standard from these other uses through either conditions, or where applicable, at the detailed design stage. Heritage Impacts The effects of the proposal in relation to archaeological interests & Design and the Hadrian’s Wall World Heritage site are not considered to be significant subject to mitigation. In this respect, the proposal is acceptable in relation to policies S27 and S28. The proposal will not preserve or enhance the setting of Dovenby Hall listed building, the impact on the setting of Dovenby Hall through the loss of much of what remains of its parkland setting will be harmful. Whilst the proposal would result in further harm to the setting than presently exists, the effects of this on the heritage asset itself would not be ‘substantial’. Both the NPPF and Policy S27 recognise that in some circumstances, public benefits may outweigh the harm caused to heritage assets. It is considered that in this instance, the economic benefits would be a significant public benefit, and as such, the proposal is acceptable in relation to Policy S27 in this regard. The change to setting of the listed Medieval Cross is not considered to be a substantial loss to the value of this heritage asset. The loss of a number of unlisted buildings within the grounds of Dovenby Hall would not be significant in heritage terms. Harm to the boundary wall of the estate resulting from the widening of the eastern access would be temporary in nature, reversed, and therefore not significant. In these respects, the proposal is considered to be acceptable in relation to policy S27. The proposed buildings subject of the full planning application are considered to be acceptable in design terms, in accordance with the requirements of policies S4 and DM14 of the Allerdale Local Plan. Ecology Impacts In considering the loss of trees/woodland, whilst the application details indicate replacement planting of an area of 19, 500sqm (greater than the area stated to be removed), the 1:1 basis, will not achieve the 2:1 ratio required by Policy DM17. This higher ratio requirement is acknowledgement that loss of a mature tree is not mitigated sufficiently by the replanting of young trees. However, Policy DM17 states that tree felling/removal may be permitted in exceptional circumstances where wider benefits outweigh the loss incurred, Policy S35 provides for a similar exception. The economic benefits of the proposal are considerable, attracting significant weight. It is considered that these benefits, in combination with the mitigation planting proposed would outweigh the loss incurred, and in this respect the proposal is considered to be acceptable in relation to policies DM17 and S35. In terms of ancient woodland, the proposed area of PAWS to be lost (Plantation on Ancient Woodland) will equate to 2.7% of the overall area of ancient woodland at this location. In considering the overall impact to this habitat, this loss is not considered to equate to ‘significant harm’ in relation to Policy S35, particularly as the works predominantly relate to plantation on ancient woodland, rather than ancient woodland itself and on the basis that woodland management will result in further benefits to the habitat overall. The proposal does provide for mitigation native tree planting elsewhere within the site, and a Woodland Management Plan for the remaining woodland. Taking into account that the proposal will present significant economic benefits and the mitigation measures proposed, in this respect the proposal is considered to be acceptable in relation to advice contained within the NPPF and policy S35 of the Local Plan. With regards to impacts on the various species identified and their habitat, it is considered that subject to conditions requiring suitable mitigation measures, including phasing, the proposal is acceptable in relation to Policy S35 of the Allerdale Local Plan. Impact on the Subject to conditions, the Highways Authority has confirmed that highway network the proposal is acceptable. Sport Provisions The proposal involves the loss of a cricket facility at Dovenby Hall. Mitigation is proposed by way of an additional cricket pitch at Netherhall Community Sports Centre This would be secured by way of a Unilateral Undertaking and has the support of Cumbria Cricket. Landscape Impact The proposal will result in the substantial loss of the remnant parkland character of the Estate. Whilst it is acknowledged that existing commercial development has degraded this landscape to a degree, the proposal will add substantially to the built form, removing much of the open parkland that remains. As such, it is considered that the impact on the landscape of the Estate will to some extent be harmful. Further, development of the scale and nature proposed, will undoubtedly impact upon the tranquillity of the Estate. For these reasons, it is considered that the proposal does raise some conflict with the aims of policies S32 and S33 of the Allerdale Local Plan insofar as the proposal would not protect, conserve and where possible enhance the landscape character and local distinctiveness of the Dovenby Hall Estate. Given the local topography and mature trees/woodland along many of the Estate boundaries, the proposal is not considered likely to impact on the wider landscape to any significant degree. Given the enclosure of much of the Estate from the wider area by mature trees and woodland, adverse landscape and visual effects beyond the Estate are not considered to be significant and in this respect the proposal would not conflict with policies S32 and S33 of the Allerdale Local Plan. Economic Impacts The submission states that proposed scheme will generate an estimated 200 temporary employment opportunities for the construction of the MEC and testing and evaluation facility. For the outline planning application, it is estimated that 60 temporary employment opportunities for the construction of the hotel and an estimated 50 temporary employment opportunities for the office and future expansion space, at peak, will be generated during the construction phase. Once operational, it is anticipated that the proposed scheme will generate an additional 100 permanent employees associated with the testing and evaluation facility. The number of employment opportunities associated with the operation of the proposed hotel development, office and future expansion space, is not known at this stage.

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