Planning, Design and Access Statement Coneygarth Services, Leases Road, Leeming Bar, DL7 9EG
Preface:
Following the approval of application number 19/00201/FUL this application is to regularise subsequent changes made to the scheme. These changes are generally considered to be positive and are outlined below:
- The proposed truck park is now proposed to be accessed from within the existing Exelby Services site. It will therefore not require an additional vehicular access from Leases Road.
- The scale of the proposal has reduced. As mentioned above all operations will now be contained within the existing site, the HGV parking spaces have reduced from 48 to 45 and the overall area of tarmac shown on the submitted drawing 5e is less than that of approved drawing 5b.
- An additional area of landscaping is indicated to the SE of the proposed truck park.
- The pedestrian access between the truck park and the wider site has moved.
Background:
This application is for an additional truck park to Coneygarth Services with access and extension to existing petrol filling station incorporating toilet facilities / showers for the HGV drivers.
The location of Coneygarth Services, near Scotch Corner, is a natural rest point for north / south bound traffic and particularly HGVs. A stop here has been established for over 70 years, and the recent development of the Coneygarth site (replacing the former site at nearby Londonderry) has capacity to serve up to 2000 trucks per day.
The new site is clearly reaching its design potential with the existing HGV park being full to capacity on many occasions. With this in mind, clause 107 in the National Planning Policy Framework seems applicable to this application, stating:
“Planning policies and decisions should recognise the importance of providing adequate overnight lorry parking facilities, taking into account any local shortages, to reduce the risk of parking in locations that lack proper facilities or could cause a nuisance. Proposals for new or expanded distribution centres should make provision for sufficient lorry parking to cater for their anticipated use. “
It is proposed that an additional HGV park will ensure that no trucks need be turned away and drivers can access refuge in this busy spot.
The Applicant:
Exelby Services Limited, Coneygarth House, Leases Road, Leeming Bar, Northallerton, North Yorkshire, DL7 9FE
The Applicant is a family-owned fuel and convenience retailer that operates five fuel bunkering services with associated amenities and convenience stores across the North of England. Exelby Services is a successful and long running Hambleton based business providing local employment and drawing on local businesses for service requirements. Coneygarth Services is their flagship site with their head-office being located here.
The Site and Site Location:
The site is located north of Leeming Bar, adjacent to the established truck stop, services and headquarters associated with the applicant’s business. The site is conveniently placed next to the A1(M), 7 miles from busy market town of Northallerton to the east and 3 miles from Bedale to the west.
As detailed in the ‘Hambleton Landscape Character Assessment and Sensitivity Study’ the ‘A1 motorway forms a central spine, north-south across the character area, and can be seen and/or heard from much of the character area’, this busy north / south bound link is easily accessed by the site at Coneygarth; which forms part of the ‘central hub of activity around Leeming, including the RAF station, industrial estate and business park at Leeming Bar’.
Figure 1 – View of Exelby Services headquarters at Coneygarth, DL7 9DF
Existing Facilities:
The existing facility ‘Coneygarth Services’ is established as a busy site for the refuelling and secure parking of trucks and cars with associated retail shop. The truckstop is located to the north of Leeming Bar industrial estate. As such the surrounding area has a well-established business association.
Figure 2 – Proposed site for HGV park
Figure 3 – Existing car forecourt and petrol filling station facilities
Figure 4 – Existing food to go outlet as part of petrol filling facilities
Proposals:
The proposal is to:
- Create an additional truck park, to accommodate 45 HGV’s. - Internal access to the proposed truck park from the existing services. - Pedestrian access between the truck park and the petrol filling station / wash facilities. - Extension to the existing petrol filling station incorporating toilet facilities / showers for the HGV drivers.
Hours of Operation:
The applicant confirms that the site will be open for business 24hours a day, 7 days a week with the exception of Christmas Day and New Years Day when the site is closed.
Access:
The proposed HGV park will be internally accessed from within the existing Exelby Services site. This access is to be for HGV parking only.
The development is adequately served by the existing road network of the A1 (M) and Leases Road and will not create or add to problems of safety, environment or efficiency on the highway network.
Disability Discrimination Act 1995:
The Disability Discrimination Act 1995 (DDA) introduces measure to petrol retailers to prevent discrimination against disabled people. Wherever practicable, disabled customers should be able to access services and obtain goods in the same way as non-disabled customers.
The proposed access from the HGV park to the petrol filling station and existing disabled wash facilities will be at an incline no greater than 1:20 to be compliant with Part M of the Building Regulations.
Environmental:
The proposed works will be undertaken and managed in a manner having full regard to health and safety and environmental issues affecting the processes and materials used.
Energy saving initiatives will be incorporated within the proposal to achieve a reduction to its carbon footprint. Low energy light fittings both internally and externally will produce energy savings.
Attached to this planning application is a geoenvironmental appraisal, hydrogeological risk assessment and drainage assessment which were produced for the wider site, approved and constructed between 2010 and 2016, which giving some background to the environmental setting of the site.
Flood Risk:
The site is classified as being in Flood Zone 1 with a low probability of flooding.
Figure 5 – flood map for planning
Highways:
The scheme proposes to include 45 new parking bays for HGVs, to the north of the Coneygarth Services site. The proposed park is specifically for HGV parking only and therefore HGVs will only be accessing, parked or exiting the parking area.
The parking spaces are vital for the evolution of Coneygarth Services and the amenity they provide to HGV drivers using the A1 (M). The existing HGV parking bays are often oversubscribed indicating a requirement for further spaces.
Design:
The purpose of the application is to secure much needed additional HGV parking. The proposed location is best placed to maximise parking provision, master the existing site levels and suitably access the site facilities.
The proposed extension to the existing petrol filling station building is necessary to provide additional wash facilities to the existing and proposed HGV overnight parking. The design of the extension is to match the existing building.
Figure 6 – north, east and west elevations as proposed and showing extent of existing
Conclusion:
The development will improve the viability of the site by providing additional, much needed, HGV parking provision and will fully comply with the latest industry standards.
The proposed HGV park will meet the potential of the site: now that the Coneygarth site has been in operation for several years it has become clear that more HGV parking provision is required to meet demand. Such accommodation is vital to ensure the rest and wellbeing of HGV drivers undertaking long journeys.
Similarly, the proposed provision of additional wash facilities is vital to meet the demand; of both the oversubscribed existing HGV parking bays and the proposed additional parking spaces.
On balance we consider that as the development of this site has already been granted permission, the reduced scale of the revised scheme should be considered a positive change meriting a swift approval.