Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited August 2017

RUSH LANE, DOSTHILL, TAMWORTH, B77 1QL PLANNING DESIGN AND ACCESS STATEMENT Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Table of Contents

1.0 Introduction 1

2.0 Background 2

3.0 Description of the Development Proposals 5

4.0 Development Plan Policies and Material Considerations 6

5.0 Design and Access Principles 15

6.0 Technical Reports 17

7.0 Conclusions 19

Page i Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Quality Assurance

Site name: Rush Lane, Dosthill, Tamworth, B77 1QL Client name: Kingsbury Pallets Limited Type of report: Planning, Design and Access Statement

Prepared by: Melissa Balk Signed

Date August 2017

Reviewed by: Stacey Rawlings MRTPI AIEMA Signed

Date August 2017

Page ii Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

1.0 Introduction

This Planning Statement has been prepared and submitted by Bidwells on behalf of Kingsbury Pallets Limited in support of a full planning application for proposed industrial development for a pallet business (B2 Industrial use) on Land south of Rush Lane, Dosthill, Tamworth, B77 1QL.

Kingsbury Pallets Limited is the applicant for the planning application (“the applicant”).

North Warwickshire Borough Council (NWBC) (“the Council”) is the local planning authority with jurisdiction over the planning application.

The proposals are for:

“Full planning application for a pallet business (Class B2) comprising of manufacture and repair unit, re-processing shed, sorting shelter, covered pallet store and yard, ancillary offices and parking. A new access is proposed from Rush Lane.”

The primary purpose of this Statement is to assess the proposed development against relevant development plan policy and material considerations and to explain environmental and technical aspects of the proposal.

The Council’s guidance has been followed in the preparation of this Statement, including the Council’s checklist for validation of major planning applications. A full list of the application documentation is contained within the covering letter accompanying the planning application.

The Site is located within an area that has been established for industrial uses and the proposal will contribute towards North Warwickshire’s employment opportunities.

A number of technical reports are submitted in support of this planning application and a summary of these reports is provided within Section 5. The documents include: ● Flood Risk and Drainage Strategy, prepared by Cole Easdon; ● Phase 1 Ecological Assessment, prepared by Ramm Sanderson; ● Transport Assessment, prepared by M-EC ● Ground Investigations / Environmental Report, prepared by GIP Ltd

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

2.0 Background

2.1 The site is located to the south of Dosthill, Tamworth and is separated from the existing residential development along Ascot Drive to the north by open land which was a former landfill and mineral extraction site. The site is bound by Rush Lane to the north and an unnamed track to the south. To the east of the site is the Birmingham-Derby rail line with the Weinberger brickworks beyond. A building company, Hunnebeck, and its open storage yard lies immediately to the north west of the site. There is an existing access into the site at the south-western corner. This runs onto Rush Lane which continues to join the A51 / Tamworth Road further west.

2.2 The plan below (not to scale) shows the location of the application site outlined in red. A scale version of this plan accompanies the planning application. Other land also in the same ownership is shown edged blue.

Site Location Plan (not to scale)

2.3 The application site measures 1.958 hectares.

2.4 The site has no existing landscape features of merit, reflecting its former use as part of the wider mineral workings. There is vegetation and scattered scrubs around the perimeter of the site, with the rest of the site mainly comprising of sparsely vegetated bare ground.

2.5 There are no Listed Buildings or designated heritage assets on or near to the site.

2.6 The site is designated as being within Flood Risk Zone 1 on the Environment Agency’s flood risk maps and as such, is land assessed as having the lowest risk of flooding (less than 1 in 1,000 annual probability of river flooding). Therefore, the proposed development use on this site is acceptable. An extract from the Environment Agency’s flood risk maps is shown below:

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

The Site

Extract from Environment Agency’s flood risk map for planning 2.7 In terms of sustainability, the site is reasonably located close to bus services (a summary of which are summarised in the submitted Transport Assessment) with bus stops located 650m and 700m away. The site is also reasonably accessible on foot and by bike, being located close to a network of Public Rights of Way (PROWs) within the vicinity of the site. Wilnecote railway station is accessible from the site.

2.8 There are no wildlife designations location on or adjacent to the site. Kingsbury Brickworks SSSI is located 250m east of the site, comprising of coarse-grained cross-bedded sandstones (representing sediments transport from a land-mass to the south). Dosthill Park Local Nature Reserve is over 1.3km north west of the site, and Kingsbury Wood is 1.6km away to the south east.

2.9 The following aerial photograph illustrates the location of the site and its immediate context:

The Site

Aerial Photograph of the Site

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Planning History

2.10 The Site benefited from a historic consent for industrial uses in the 1990s as part of a wider area. It has since formed part of a wider minerals workings and landfill area.

2.11 Outline planning permission (NWBC reference PAP/2004/0496) for a development of B1, B2 and B8 uses, formation of a new access and associated engineering works was approved on the 11th January 2005. This included the application site along with other adjacent land to the north and south.

2.12 Reserved matters consent was obtained in 2008 pursuant to the outline planning permission. A subsequent application (NWBC reference PAP/2010/0147) sought a further 3 years to implement the outline planning permission pursuant to PAP/2004/0496 above. This was granted planning permission on the 15th July 2010.

2.13 Application reference PAP/2013/0298 for a further 3 years to implement the planning permission pursuant to PAP/2010/0147 above was granted permission on the 3rd September 2013. Initial ground works including those required to remediate contamination within the site have been undertaken.

2.14 The extant permission includes 34 commercial units within the B1, B2 and B8 use classes, totalling 10,000sqm. Vehicular access is approved off Rush Lane.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

3.0 Description of the Development Proposals

3.1 The proposed development comprises of a B2 industrial use with associated works. Key aspects of the development are as follows: ● 3,938m2 of floorspace including a 180sqm sorting shelter; 1,600m2 industrial unit for repair and manufacturing of new pallets; 1050m2 re-processing shed to sort and chip the broken pallets; a 250sqm pallet store and 250sqm workshop; 108sqm kiln for heat treatment; open storage/loading areas and 500m2 of office floorspace. ● Provision of a new access from Rush Lane to serve as the main access for lorries and visitors. Retention of existing access to be used by staff to serve the staff car park. ● Provision of car parking, including 2no disabled spaces;

3.2 The proposal seeks to relocate the existing local business from its current premises in Sutton Coldfield.

3.3 This planning application is supported by all relevant reports and plan, including a site layout plan, floorplans and elevations, ground conditions report, drainage strategy and a transport assessment (including access design).

The Town and Country Planning (Environmental Impact Assessment) Regulations 2011

3.4 The proposals do not exceed the thresholds where an Environmental Impact Assessment may be required, therefore the Applicant has not submitted and EIA screening opinion request to North Warwickshire Borough Council. As such, it is considered that an Environmental Impact Assessment is not required and the proposal is not EIA development.

Pre-Application Engagement

3.5 Formal pre-application discussions have not been held with North Warwickshire Borough Council given that the site has an extensive history of approvals for similar proposals including the previous consent for a mix of B1,B2 and B8 uses. This scheme seeks a smaller form of development on the site but utilises the approved access onto Rush Lane.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

4.0 Development Plan Policies and Material Considerations

4.1 The purpose of this section is to assess the proposed development against relevant development plan policies and material considerations.

4.2 In deciding planning applications, section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the development plan unless material considerations indicate otherwise.

4.3 The Development Plan for NWBC comprises of the Adopted Core Strategy (October 2014) which covers the period to 2029 and the saved policies from the Adopted Local Plan (2006). The emerging Development Plan comprises of the new Local Plan 2016 which is currently at the consultation stage. Whilst it has limited weight, we assess the scheme against its current policy as it contains the broad direction of travel for local plan policy in this area.

4.4 The Government's National Planning Policy Framework (NPPF) is also a material consideration in the determination of all planning applications. Indeed, paragraph 215 of the NPPF confirms that from 27 March 2012 "due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework". Accordingly, the NPPF now takes precedence over any outdated Development Plan Policy.

4.5 Other material considerations which are to be taken account of include: ● The Community Infrastructure Levy Regulations 2010 (as amended); ● Planning Practice Guidance, 2014

Policy Assessment

Principle of development

4.6 The adopted proposals map for NWBC is contained within the NWBC Local Plan 2006. The site is shown as white land with no specific policy designation. The designated Green Belt extends beyond the south side of the site and further east, beyond the rail line. However, at the time of its formation, the site had planning permission for employment uses and was identified as a committed site for employment uses.

The Site

Extract from adopted Proposals Map

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

4.7 Saved policy ENV7 seeks to retain the existing or permitted uses on a comparable scale. The scheme is compatible with the policy and will bring this under developed site back into economic use. The proposal is less intensive that the approved scheme and appropriate for the overarching B2 use. The principle of this policy is met insofar as it remains relevant.

4.8 The NWBC Core Strategy maintains the white land status for the site. However, the site continues to form part of the Council’s employment land requirements to 2029 through its inclusion in the land requirements table (as part of the existing planning permissions) reflecting its historic and extant planning permissions. Therefore, CS Policy NW9 applies. This policy seeks the retention of existing employment land where possible.

4.9 The emerging development plan comprises of the new Local Plan 2016. This document will be a comprehensive document to roll forward the 2014 Core Strategy and consolidate work undertaken to date on the Draft Site Allocations Plan (SAP), and the Draft Development Management Plan (DMP). It will roll forward policy to 2031.

4.10 The draft Local Plan was consulted on between 10th November 2016 to the 31st March 2017. The consultation responses are currently being considered and will inform any required amendments to the draft Local Plan before it is submitted for Examination.

4.11 In the 2016 draft, the site remains as white land on the proposals map with no specific policy designation. Section 2 identifies that NWBC requires a total of 58 hectares of employment land over the plan period 2011 – 2019. This figure was derived from the Addendum to the Employment Land Review (ELR) 2013 (published in April 2016). Of the 58 hectares, 31.36 hectares has been accounted for through allocations and extant permissions, including the site. Similarly, draft Policy LP11 supports the retention and development of this site for employment use.

4.12 On the basis that the principle of employment development on the land is enshrined within the adopted and emerging development plans, the following section assess the proposals against relevant policy by specific criteria:

Sustainable Location

4.13 Adopted CS Policy NW1 Sustainable Development states that planning applications which accord with the policies in the Core Strategy will be approved without delay, unless material considerations indicate otherwise. This policy resounds with Paragraph 14 of the NPPF. The proposals represent sustainable development as they will contribute towards the employment opportunities within the borough and the site is relatively well located near to a network or public rights of way and bus stops. The development therefore has the potential to offer modes of transport other than the car.

4.14 Kingsbury is the closest settlement and is classified as a Category 3B Local Service Centre. Although the site is located outside of the settlement boundary for Kingsbury, the site is also well related to Dosthill / Tamworth which is located within Tamworth Borough Council.

Employment Provision

4.15 Adopted CS Policy NW17 ‘Economic Regeneration’ promotes the delivery of employment generating uses to broaden the employment base on offer in the district, and improve employment choice and opportunities for local people. The pallet business will certainly

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

contribute towards the diverse range of employment opportunities on offer in the district whilst bringing back existing vacant employment back into economic use.

4.16 Adopted CS Policy NW9 ‘Employment’ states that between 2011 and 2029 a minimum of 60 hectares of local employment land will be provided. The development will continue to contribute towards achieving this aim, being a committed employment location. The appropriate infrastructure, including Rush Lane, is available in the immediate and wider proximity of the site which means that the proposals are acceptable in this regard.

Design

4.17 Saved Policy ENV12 of the Local Plan 2006 ‘Urban Design’ and ENV13 ‘Building Design’ have been complied with. The proposed buildings reflect their component uses and have been designed to make an efficient use of the site. They are specifically designed with site safety in mind, principally segregating staff cars from HGV movements and maximising the opportunity for utilising Photovoltaic panels through the orientation of the buildings/roof slopes.

4.18 CS Policy NW10 Development Considerations sets out criteria for development proposals. The relevant criterion is assessed in the table below:

Policy NW10 development considerations Met Justification Be adaptable for future uses and take into √ The proposals will provide disabled account the needs of all users. access/DDA compliant car spaces where appropriate. The development will take into account the needs of all users. Encourage sustainable forms of transport √ The proposals include opportunities for the focussing on pedestrian access and provision provision of Sheffield stands for cycle of bike facilities. parking. Existing bus services are located approximately 650m from the site. Provide for proper vehicular access, sufficient √ The vehicular access for the proposals parking and manoeuvring for vehicles in utilises the previously approved junction off accordance with adopted standards. Rush Lane for the yard area and heavy good vehicles including the weighbridge. Visitor parking is also available directly in front of the office core/reception. The access is safe and adequate visibility splays can be achieved. The existing access to the south- western corner is to be retained and put over to staff parking to segregate staff traffic from the HGVS. Parking accords with adopted standards with some additional spaces for the specific business needs. Avoid and address unacceptable impacts upon √ The site is distant from the nearest neighbouring amenities through overlooking, residential properties (on Ascot Drive) with overshadowing, noise, light, fumes or other an intervening existing business pollution. (Hunnebeck). Existing neighbouring uses are compatible with the B2 use.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Manage the impacts of climate change through √ The site is accessible to sustainable the design and location of development, transport options for future employees. The including sustainable drainage, water efficiency scheme includes PV panels on the south measures, use of trees and natural vegetation facing roof-slopes to maximise the and ensuring no net loss of flood storage opportunity for renewable energy. The on- capacity. site biomass boiler will supply the Kiln, using woodchips recycled from the pallet business. Protect the quality and hydrology of ground or √ The Drainage Strategy accompanying the surface water sources to reduce the risk of application demonstrates that the most pollution and flooding, on site or elsewhere. suitable drainage strategy is for surface water runoff from the development to be discharged to the existing public combined sewer in Rush Lane. The development will not increase the risk of flooding on site or elsewhere. Seek to maximise opportunities to encourage √ Construction phase: Re-use and recycling of re-use and recycling of waste materials, both in waste materials during construction can be construction and operation secured via a Construction and Environmental Management Plan if required. Operational Phase; The proposals include a re-processing shed for pallets at the end of their useful life which are suitable for turning into wood chips. The layout allows for adequate turning and manoeuvring space for refuse collection associated with the administrative/office based functions.

4.19 Emerging policy LP32 ‘Built Form’ states that new development should respect and reflect the existing pattern, character and appearance of its setting. The proposals will use a range of materials which are suited to the immediate setting, to be secured by condition.

Transport

4.20 Saved Policy TPT1 of the Local Plan 2006 ‘Transport Considerations in New Development’ requires the submission of a Transport Assessment for major developments. A Transport Assessment has been prepared to thoroughly assess any potential impact of the proposals on the highway network. A Travel Plan is anticipated to be conditioned.

4.21 Saved Policy TPT3 of the Local Plan 2006 ‘Access and Sustainable Travel and Transport’ states that development will not be permitted unless it makes provision for safe and convenient pedestrian and vehicular access. Saved Policy ENV14 requires the provision of safe accesses. An access is proposed from Rush Lane which will provide adequate visibility splays. Footways are provided where appropriate near the access to ensure the safe passage of pedestrians into and out of the site.

4.22 Saved Policy TPT6 of the Local Plan 2006 ‘Vehicle Parking’ states that parking for proposals will be provided based on the maximum standards set out at Appendix 4 of the Local Plan 2006. The parking requirements for the scheme are assessed within the accompanying Transport Assessment.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

4.23 The proposals provide 72 car parking spaces (including 2 disabled) comprising 52no. staff spaces, 20no. staff / visitor spaces. This meets the policy requirement with additional spaces for the specific business needs. There is also adequate space on site for cycle parking for the policy compliant 10 spaces.

4.24 Emerging Policy LP25 ‘Transport Assessments’ states that transport assessments are required to support major proposals. A summary of the submitted transport assessment is included at Section 5. It is anticipated that the need for a Travel Plan will be attached as a condition to any subsequent planning permission.

4.25 Emerging Policy LP29 ‘Walking and Cycling’ of the New Local Plan 2016 states that new development should encourage safe and accessible walking and cycling opportunities. The submitted Transport Assessment considers what site opportunities are on offer to encourage these modes of transport as far as reasonably possible. There is ample space for on-site cycle parking to be incorporated within the layout.

4.26 Emerging Policy LP31 ‘Development Considerations’ sets out a range of criteria which aim to meet the needs of residents and businesses in the district without compromising the needs of future generations. The following criteria are particularly relevant to these proposals: ● “Promote healthier lifestyles for the community to be active outside their homes and places of work” and “encourage sustainable forms of transport focussing on pedestrian access and provision of bike facilities” – a Travel Plan can be secured via a condition which will be in line with this policy and emerging policy LP29. ● “avoid and address unacceptable impacts upon neighbouring amenities through overlooking, overshadowing, noise, light, fumes or other pollution” – the proposals are compatible with adjacent uses. ● “Manage the impacts of climate change through the design and location of development” – the development proposes the installation of solar PVs which contribute to reducing the prevalence of climate change. ● “seek to maximise opportunities to encourage re-use and recycling of waste materials, both in construction and operation” – the very nature of the proposed business includes the repair of broken pallets and re-processing of ones at the end of their useful life into woodchips which encourages the re-use of materials. The woodchips also provide the fuel for the on-site biomass boiler.

4.27 Emerging Policy LP35 ‘Water Management’ states that new proposals should include evidence that there is adequate sewerage in place currently, or that there is scope for this to be in place prior to occupation. Surface water drainage by means of infiltration is the preferred method prescribed by this policy, however the drainage strategy submitted with the planning application found that soakaway based drainage is not feasible. Therefore, a surface water connection to the existing combined system is proposed. A connection to the existing foul sewer network has been found to be acceptable in principle by Severn Trent Water.

4.28 Emerging Policy LP36 ‘Parking’ states that proposals will be expected to provide adequate parking provision in line with the relevant Appendix within the New Local Plan. As this has not yet

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

been prepared, the level of parking has been provided based on the adopted standards within the current Local Plan.

Landscape / Ecology

4.29 Saved Policy ENV4 of the Local Plan 2006 ‘Trees and Hedgerows seeks to retain trees, woodlands and hedgerows where possible and will look favourable towards landscaping enhancements. CS Policy NW13 Natural Environment states the quality, character, diversity and local distinctiveness of the natural environment will be protected and enhanced. Specific landscape, geo-diversity, wildlife and historic features which contribute to local character will be protected and enhanced. The Preliminary Ecological Appraisal accompanying the application confirms that the site is of limited ecological value. The site plan includes areas where new planting is proposed around the Rush Lane frontage.

4.30 Adopted policy NW15 ‘Nature Conservation’ prevents adverse impact on nature designations. The scheme will retain vegetation where possible to a level proportionate to the nature of the development which naturally involves a large amount of hard-standing surface. It is considered that the development will have minimal impact on the natural environment given that the site, in its current form, is of low landscape quality. Impact on the Green Belt is also considered negligible given the historic approvals on the site.

4.31 Emerging Policy LP14 of the Local Plan 2016 ‘Natural Environment’ states that new development should seek to retain existing vegetation where possible which strengthens visual amenity and bio-diversity. This policy is in line with adopted CS Policy NW15 above.

Energy and Sustainability

4.32 CS Policy NW11 ‘Renewable Energy and Energy Efficiency’ seeks new development to be energy efficient in terms of its fabric and use. Major development will be required to provide a minimum of 10% of its operational energy requirements from a renewable energy source subject to viability. The proposals include the provision of roof-mounted photovoltaics as shown on drawings 5658-04B and 5658-05D, prepared by Capital Design Partnership. It also incorporates a biomass boiler within the scheme to serve the business needs.

4.33 CS Policy ‘NW12 Quality of Development’ requires development proposals to demonstrate a high quality of sustainable design that positively improves the character, appearance and environmental quality of an area; deter crime; provide, conserve and enhance biodiversity; and create linkages between green spaces and wildlife corridor. The layout has been derived from the buildings orientation to maximise the use of PVs. A landscape strip along Rush Lane is proposed to create a greener environment than the existing position. Bringing this site back into active use is a positive step towards deterring crime in this location, especially fly-tipping which is prevalent in the area.

Planning Obligations

4.34 Adopted CS policy NW22 Infrastructure states that some key priorities to secure from developments through the use of planning conditions or a Section 106. We comment as follows:

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

● Protection and enhancement of the environment and mitigation of the environmental impact of past and proposed development of land. The proposals have the potential to retain or enhance the ecological aspects of the site where possible, through retention of vegetation along the rail line and new planting along the Rush Lane frontage. The planting scheme can be secured by condition. ● Provision of the necessary services to meet the demands of new development – The accompanying Transport Assessment confirms that no specific off-site highway mitigation is required and the surrounding infrastructure is adequate to serve the development. A Travel Plan can be secured by condition, if required. ● Provision of training and upskilling opportunities – the scheme is for employment use and will contribute towards job opportunities in the district.

National Planning Policy Framework

4.35 The National Planning Policy Framework (NPPF) came into immediate effect upon publication on the 27 March 2012. The NPPF promotes sustainable development in planning and positive growth. A presumption in favour of sustainable development is the basis for every plan and every decision. The NPPF is a material consideration in planning decisions.

4.36 Paragraph 13 of the NPPF states:

"The National Planning Policy Framework constitutes guidance for local planning authorities and decision-takers both in drawing up plans and as a material consideration in determining applications."

4.37 The NPPF states 13 criteria which together contribute towards delivering sustainable development. That which is most relevant to these proposals is ‘Building a strong, competitive economy’. Paragraph 20 states that:

“To help achieve economic growth, local planning authorities should plan proactively to meet the development needs of businesses and support an economy fit for the 21st century.”

4.38 Paragraph 17 states that: [Planning should] “proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs of an area, and respond positively to wider opportunities for growth”.

4.39 Section 7 of the NPPF specifically addresses design issues. It states that planning policies and decisions should aim to ensure that developments: ● “Will function well and add to the overall quality of the area over the lifetime of the development; ● Establish a strong sense of place; ● Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses and support local facilities and transport networks; ● Respond to local character and history;

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

● Create safe and accessible environments; ● Are visually attractive as a result of good architecture and appropriate landscaping”.

4.40 The proposed development has been assessed against the guidance in the NPPF below and found to be in accordance with the 13no. principles contained within the NPPF which are intended to deliver sustainable development. Therefore, the only reasonable conclusion is that the proposed development is sustainable development for which the presumption in favour of the development will apply.

4.41 Accordingly, the table below provides an assessment of the application against the 13no. policy areas established by the NPPF. When considered collectively, these elements provide an appropriate test of sustainability. NPPF SUSTAINABILTY CONSISTENT PRINCIPLE WITH NPPF ASSESSMENT Building a strong and √ The proposed development: competitive economy ● Would help support the construction industry and create construction jobs during the implementation stages in accordance with the Government’s objectives for securing economic growth and recovery. ● Resounds with North Warwickshire’s ambition to increase employment opportunities once operational Ensuring the vitality of √ Whilst the site is not located in Dosthill, it town centres is located close to it. The development would support the local economy. Supporting a prosperous N/A The site proposals are urban in nature, rural economy therefore this NPPF principle is not relevant. Promoting sustainable √ The site benefits from good access to an transport existing train and bus service, as well as pedestrian and cycle links to the nearby settlements. Supporting high quality N/A The proposed development does not seek communications permission for telecommunications infrastructure Delivering a wide choice of N/A The proposal does not include residential high quality homes development. Therefore, this principal is not relevant Requiring good design √ The development is of an appropriate design, layout and appearance and scale that suits the nature of the proposed use and surrounding context. Promoting healthy √ The proposed development does not communities result in the loss of any public open space. The site is reasonably accessible via public transport and public rights of way,

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

NPPF SUSTAINABILTY CONSISTENT PRINCIPLE WITH NPPF ASSESSMENT therefore there is opportunity for sustainable modes of travel. Protecting Green Belt Land N/A Whilst the site is located adjacent to Green Belt land, the site itself is not Green Belt and as such there would be no direct impact. Meeting the challenge of √ The proposed development will promote climate change, flooding sustainable transport choices through and coastal change accessibility to local services and amenities. The proposal will also result in improvements for the discharge of surface water via a sustainable drainage strategy, ensuring that there will be no risk of flooding. Conserving and enhancing √ The site is of limited ecological value at the natural environment the present time. The site has been decontaminated. There is an opportunity to enhance the natural environment through on-site landscaped areas. Conserving and enhancing N/A There are no heritage assets within or the historical environment close to the Site. Facilitate the sustainable N/A The proposed development does not seek use of minerals permission for minerals development and as such there would be no harm. Therefore, this principle is not relevant.

4.42 Considering the above, and taking full account of the terms of paragraph 14 of the NPPF, it is considered that the proposals would represent a sustainable form of development and moreover would not conflict with any of the policies of the NPPF. The presumption in favour of sustainable development should therefore apply.

The Community Infrastructure Levy (CIL) Regulations 2010 (as amended)

4.43 NWBC are in the process of adopting CIL and recently consulted on a Preliminary Draft Charging Schedule under Regulation 15 of the Amended 2012 Regulations, in February 2015.

4.44 Whilst CIL is yet to be adopted, there is currently no CIL charge proposed for B1 office floorspace or and B2 industrial floorspace in the PDCS.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

5.0 Design and Access Principles Site Context

5.1 The context of the site has been appraised to establish the constraints and opportunities to inform the design proposals. These include: Constraints

● Amenity of residential properties in Dosthill; ● Railway line to the east and the need to retain a ‘dark’ corridor. Opportunities

● Existing compatible industrial uses within close proximity to the site; ● On-site landscaping at the northern boundary, along Rush Lane. ● Increased employment provision in the area ● Bringing back a vacant site into active use Design Approach

5.2 The design approach is dictated by the needs of the business which has specific requirements. A key driver is to create an efficient site for the various processes associated with the daily operation of the business and its health and safety requirements. The key design feature is to segregate the yard area (and associated HGV movements) from the staff vehicles. Use

5.3 The site is currently vacant and is designated as open countryside. The applicant has applied for a total of 3,398m2 of floorspace including a 180sqm sorting shelter; 1,600m2 industrial unit for repair of broken pallets and manufacturing of new pallets; 1050m2 re-processing building to sort and chip the pallets that are at end of useful life; a 250sqm covered pallet store and 250sqm workshop; 108sqm kiln for heat treatment; open storage/loading areas and 500m2 of ancillary office floorspace.

Layout

5.4 The proposed layout of the scheme reflects the nature of the business activities and represents an efficient site for the delivery, sorting, repairing/manufacturing and onward pallet distribution. The buildings have been designed to maximise roof area and orientated to allow for PV panels. The yard is designed to minimise the need for reversing lorries and to facilitate the segregation of staff cars/lorry movements to avoid conflict.

5.5 72no. car parking spaces are proposed, including 2no. disabled spaces. These are split between staff parking to the rear and deliveries/visitor parking to the front. Scale and Appearance

5.6 The scale and appearance of the proposed units meet the specific functional requirements of the business. Their height and form are in keeping with adjacent businesses.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Landscaping

5.7 A landscaped area is shown along the Rush Lane boundary on the proposed site layout plan.

5.8 In terms of hard landscaping, the proposals will comprise a large area of concrete yard with paving to the front/side of the office elements. The existing security fencing along the boundaries will remain as they are fit for purpose.

5.9 Parking areas are to be concreted or tarmacked with parking bays identified as shown on the site layout plan.

Access

5.10 A new vehicular access to the site is proposed from Rush Lane. This is a similar principle to the approved scheme in the extant permission. There is also an existing access to the north-west corner of the site which is proposed to be retained to serve the staff car park only.

5.11 The Rush Lane access will comprise of a 7.2m wide T-junction which can achieve the required visibility splays of 2.4m by 43m.

5.12 It should be noted that the proposed access pursuant to the previously approved development was also located off Rush Lane (albeit further west of that proposed). Therefore, the location of the proposed access for these proposals is, in principle, acceptable.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

6.0 Technical Summary

Flood Risk and Drainage Strategy, prepared by Cole Easdon

6.1 Surface water runoff from the development will be discharged to the existing public combined sewer in Rush Lane, with post development discharge restricted to the site’s greenfield QBar runoff rate of 8l/s.

6.2 A tanked sustainable urban drainage system will be provided on-site to accommodate the 1 in 100-year storm event, including extra capacity for climate change at 40%.

6.3 A Pre-development enquiry was submitted to Severn Trent Water which concludes the stated foul water flows are suitable.

Phase 1 Ecological Assessment, prepared by Ramm Sanderson

6.4 A Phase 1 Ecological Assessment was carried out to assess the ecological value of the site and it concluded the following:

Great Crested Newts

6.5 The closest record for Great Crested Newts (GCNs) was located 780m south of the site. However, given that there are no ponds within 500m of the site boundary and given the poor quality of the habitats on site, it is considered unlikely that GCNs are utilising the site for their core habitat. Therefore, no further mitigation or GCN surveys are recommended.

Bats

6.6 No features on site are considered suitable for bat roosts. The small areas of immature trees and scattered shrub on the periphery of the site are considered suitable for foraging and commuting bats (in particular at the eastern boundary of the site). The following is therefore recommended:

6.7 Retain as much of the vegetation on the periphery of the site as possible; ● Retain and enhance a ‘dark corridor’ along the eastern boundary of the site adjacent to the railway line; ● Incorporation of a bat friendly lighting scheme.

6.8 No further surveys of bats were recommended.

Birds

6.9 The immature trees and scattered shrub area on site offered limited foraging and nesting opportunities for common garden and farmland bird species. The habitat on site is considered to be unsuitable for Schedule 1 bird species, therefore the potential impact is low. Vegetation removal should be carried out outside of the bird nesting season.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

Reptiles

6.10 Grass snakes have previously been recorded 600m south of the site, however, overall the site was considered to be of limited value for reptiles. The eastern boundary in particular is considered to have some degree of suitability for reptiles, with the railway corridor representing a more suitable habitat. The relative isolation of the site suggests that the likelihood of reptiles being present on the site is considered to be exceptionally low, therefore no further surveys are recommended.

Badgers and other Notable Fauna

6.11 There were no setts recorded on site or within the immediate vicinity of the site. 2no badger sett records were returned within 2km of the site, therefore potential for foraging within the site during construction period is a possibility. The report recommended that during construction, trenches and excavations should be left with a sloped end and pipes should be capped off if left overnight.

6.12 To conclude. the Phase 1 Ecological Survey states that no further ecological surveys are recommended and the site is of limited ecological value. A number of mitigation measures are proposed, including the incorporation of bat and bird boxes and hedgehog houses.

Transport Assessment, prepared by M-EC

6.13 The existing and proposed access points are considered to be appropriate for development on the scale proposed. The new access has been fully tracked within the TA to take account of HGV movements.

6.14 Pre-application assessments found that Warwickshire and Staffordshire County Council records highlight that there are no existing road safety issues on the highway network within proximity to the application site. Both the main site access and the A51 Tamworth Road/Rush Lane junction would operate within capacity when the proposed development is operational.

6.15 It is unlikely that the development would result in an increased risk of collisions on the highway network. Therefore, no off-site improvements or mitigation is deemed necessary.

Rush Lane, Dosthill, Tamworth, B77 1QL Kingsbury Pallets Limited Planning, Design and Access Statement

7.0 Conclusions

7.1 To conclude, there are no policy designations that would restrict the proposed development on this site. The site is classed as ‘white land’ and benefits from historic planning permissions for similar proposals from 2004, 2010 and 2013. It was also included as a committed site within the 2013 Employment Land Review, the figures from which are still being used to assess employment needs within the new Local Plan. The scheme is entirely appropriate for this location.

7.2 The development will enable the relocation of Kingsbury pallets and consolidation of their 2no. existing premises onto one site.

7.3 In deciding planning applications Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the Development Plan unless Material Considerations indicate otherwise. The policy assessment demonstrates that the scheme accords with adopted and emerging policy for the area and the application should be approved.

7.4 The application proposals have been considered against the 13 policy areas established by the NPPF and have been shown to provide a sustainable form of development. The reports which accompany the planning application confirm that there are no adverse impacts which would significantly outweigh the benefits of the proposed development when assessed against the policies of the NPPF taken as a whole.

7.5 The Council is, therefore, respectfully urged to consider the application favourably.

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