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EDC/17/0123 Site Address: Northfleet Embankment East, Crete Hall Road

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EDC/17/0123 Site Address: Northfleet Embankment East, Crete Hall Road Agenda Item: 006 Reference: EDC/17/0123 Site Address: Northfleet Embankment East, Crete Hall Road, Northfleet. Proposal: Application for the variation of conditions 4, 5 and 19 attached to outline planning permission reference EDC/17/0022, for development of brownfield land to provide up to 21,500 sqm (231,000 sqft) of employment floorspace, comprising use classes B1, B2, B8 and A3, A4, A5 and associated site vehicular access, to amend the Building Heights Parameter Plan to allow the maximum height of buildings on part of the northern parcel to increase from 12 metres to 13.5 metres and to relocate the proposed pedestrian central refuge island crossing on Crete Hall Road. Applicant: Berkeley Modular Ltd Ward: Northfleet North SUMMARY: This application seeks amendments to the original outline planning permission to meet the requirements of a developer who has acquired part of the site (the Northern Parcel) and are seeking to develop it for a modular house building factory. The changes relate to a modest increase to the upper building height parameter to facilitate operational requirements and relocation of an approved pedestrian crossing island to better align it with the detailed layout. The proposed changes are considered to be acceptable in planning terms as they would not introduce any adverse impacts beyond those assessed and mitigated through the original outline permission. In particular the increase to the maximum building height from 12 metres to 13.5 metres should not materially alter the extent of visibility of the proposed development subject to appropriate design at the detailed stage. This has been verified by independent review of the EIA addendum submitted with the application, which satisfactorily concluded that the proposed changes do not introduce any new or different significant environmental effects over and above the original outline permission. In procedural terms, the s.73 process for varying the original outline consent is considered to be appropriate as the changes proposed would not result in development that is fundamentally inconsistent with the one originally approved. RECOMMENDATION: Approve the proposed variations to the outline planning permission, subject to: (i) planning conditions (that comprise re-imposition of the original planning conditions incorporating amendments to time scales and drawing number as required to reflect the changes); and (ii) the applicant entering into a Deed of Variation to amend the original s.106 Agreement to bind those obligations to this varied outline planning permission. 1 Time Limits and Approved Plans 1. No development of any phase of the development hereby approved shall take place until details of the layout, scale, appearance and landscaping (hereinafter referred to as the 'Reserved Matters') of that phase have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details. Reason - To accord with the terms of the outline planning application and section 92(2) of the Town and Country Planning Act 1990, as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004. 2. Application(s) for approval of all Reserved Matters for the first phase of development hereby approved must be made to the Local Planning Authority by 27 September 2019. Applications for approval of the Reserved Matters for all remaining phases of development must be made to the Local Planning Authority by 27 September 2020. Reason - In accordance with section 92(2) of the Town and Country Planning Act 1990, as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004. In order to align with the timescales defined by the original outline planning permission. 3. The development to which this permission relates must be begun not later than 27 September 2020. Reason - To comply with the provisions of section 92(2) of the Town and Country Planning Act 1990 and in order to align with the timescale defined by the original outline permission. 4. The development hereby approved shall be carried out in accordance with the following approved plans: Drawing No. 17045-P111-P0 – Site Location Plan Drawing No. A090129-73 - 001 - Northern Site Access Visibility Splays Drawing No. A090129-73 - 002 - Proposed Northern Site Access Arrangements Drawing No. A090129-73 - 003 - Southern Site Access Visibility Splays Drawing No. A090129-73 - 004 - Proposed Southern Site Access Arrangement Drawing No. A090129-73 - 005 - Proposed Crete Hall Road/Rosherville Way Junction Road Marking Arrangement Vehicle Swept Path Analysis Drawing No. A090129-73 - 006 - Crete Hall Road/Rosherville Way Existing and Proposed Arrangements Drawing No. 70034565-SK-13-A Rev.B – Proposed Pedestrian Crossing Island Location and Swept Path Analysis Reason - For the avoidance of doubt and in the interests of proper planning. 5. All applications for Reserved Matters shall be in accordance with the following approved Parameter Plans: Drawing No. A090129-73_101 Rev.C - Access and Movement Parameter Plan Drawing No. A090129-73_102 Rev.C - Land Use Parameter Plan 2 Drawing No. 17045-P109-P0 – Building Height Parameters Plan All applications shall also accord substantially with the overall site layout shown on the Illustrative Masterplan (Drawing No. A090129-73_110) and composition of land uses shown on the Indicative Site Layout Plans for the Northern Parcel (Drawing No. A090129-73_004 Rev.J) and Southern Parcel (Drawing No. A090129-73_005 Rev.H) and the accompanying Development Schedules, unless otherwise agreed in writing by the Local Planning Authority through approval of an alternative Illustrative Masterplan and composition of land uses as part of any Reserved Matters applications that proposes deviation. Reason - The environmental impacts of the development have been assessed in relation to the parameters of the development shown in the submitted drawings and in order to ensure the development proceeds on the basis of the assessed parameters and in accordance with adopted policies of the Gravesham Local Plan Core Strategy. Informative - Where deviation from the indicative site layout and composition of land uses is proposed it would be necessary for the applicant to demonstrate that the key design principles and employment density calculations set out in the original outline planning application can still be achieved. 6. Subject to the approval of all applications for detailed Reserved Matters pursuant to condition 1, the development shall accord with the following floorspace requirements: (i) A maximum of 518 sqm (GEA) combined floorspace for Use Classes A3, A4 and A5; (ii) A minimum 2,565 sqm (NIA) floorspace for Use Class B1(a); and (iii) A maximum of 6,350 sqm (GEA) floorspace for Use Class B8. N.B. Use Classes as referenced in the Town and Country Planning (Use Classes) Order 1987 (as amended). Reason - In order to avoid adverse retail impact on existing centres and to assist in achieving the policy expectation for employment density on the Northfleet Embankment East Key Site, in accordance with adopted Local Plan Core Strategy Policies CS03, CS07 and CS08. Additional Details Required to Accompany Reserved Matters Submissions 7. Applications for approval of Reserved Matters to be submitted pursuant to condition 1 shall, where applicable, include the following: (a) A supporting statement to demonstrate how the key objectives and principles set out and described in the Design and Access Strategy, including the Landscape Strategy, have been incorporated; (b) A supporting statement to set out the proposed employment density calculations for the proposed phase of development and to demonstrate how the site-wide employment density requirements have been incorporated and can be achieved via a revised land use schedule; (c) A sustainability statement indicating how the detailed design/construction/materials will achieve a BREEAM "excellent" rating for water use efficiency and collection and providing details of low carbon and renewable energy generation measures including through improved fabric energy efficiency of the building(s); 3 (d) Details of how the building design, site layout and landscaping has been informed by the requirement to mitigate the impact of development on surrounding noise sensitive receptors and to mitigate the impacts of surrounding industrial and traffic sources of noise on the proposed development; (e) Details of flood risk mitigation and management measures incorporated through the design and layout of the development, including the use of flood resilient building materials and provision of a dry escape route where necessary; (f) Details of ecological enhancement measures to be incorporated into the development, including a timetable for implementation, persons responsible for implementing the works, aftercare and long term maintenance. Reason - To ensure an acceptable standard of development that is sustainable and will make a positive contribution to the character of the area, deliver the policy expectation for employment density on the Northfleet Embankment East Key Site, safeguard the environment and enhance local biodiversity, in accordance with adopted Gravesham Local Plan Core Strategy Policies CS03, CS07, CS12, CS18 and CS19. Pre-Commencement 8. No development shall take place until a comprehensive Construction Environmental Management Plan (CEMP) covering all environmental impacts from the clearance and construction phases of this development is submitted to and approved
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