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Item 10 Plot 5 Hornbill Business Park Elough PLANNING COMMITTEE – 14 NOVEMBER 2017 10 APPLICATION NO DC/17/3526/FUL LOCATION Plot 5 Hornbill Business Park Benacre Road Ellough Suffolk NR34 7XD EXPIRY DATE 13 November 2017 APPLICATION TYPE Full Application APPLICANT Peter Colby Commercials Ltd PARISH Ellough PROPOSAL Construction of light industrial unit, Phase 1 estate road and earth bunding around site perimeter DO NOT SCALE SLA100042052 Reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 1.0 SUMMARY 1.1 This proposal is the first phase for the enterprise zone on the Ellough Industrial Estate, on land allocated under policy BEC1. The scheme would comply with the design code within the now time expired Local Development Order and as such can be recommended for conditional approval. 81 2.0 SITE DESCRIPTION 2.1 This is a well contained area of former farmland with to the west an industrial area, and to the east the go-cart track. The land is classified as clay upland plateaux and is largely flat, and therefore served as a wartime bomber base, with par of the land being used for light aviation today. The site itself is bounded by runways and taxiways but does not contain these features and was last used to grow crops. It is allocated for industrial expansion. 3.0 PROPOSAL 3.1 To provide 5 medium sized single storey portal framed metal clad light industrial units and a new access to the highway. 4.0 CONSULTATIONS/COMMENTS 4.1 Neighbour consultation/representations (None received to date) 4.2 Parish Council R & W PC recommended acceptance to the above. 4.3 Suffolk County Archaeological Unit: This site lies in an area of archaeological potential recorded on the County Historic Environment Record, within the extent the former Second World War Beccles Airfield (ELO 009). The site is also situated within the extent of Ellough Moor defined on historic maps, which has been shown to be associated with medieval activity. Previous archaeological investigations in the vicinity have identified remains related to medieval occupation around the Moor (ELO 004 and 013). Features of Iron Age or Anglo Saxon date have also been recorded to the west (ELO 014), as well features of Bronze Age date to the north-east (WGM 014 and 018). An undated cropmark enclosure has also been identified to the south (ELO 002). As a result, there is high potential for the discovery of below-ground heritage assets of archaeological importance within this area, and groundworks associated with the development have the potential to damage or destroy any archaeological remains which exist. There are no grounds to consider refusal of permission in order to achieve preservation in situ of any important heritage assets. However, in accordance with the National Planning Policy Framework (Paragraph 141), any permission granted should be the subject of a planning condition to record and advance understanding of the significance of any heritage asset before it is damaged or destroyed. In this case the two standard conditions would be appropriate 4.4 The Ramblers Association We have a concern regarding the application. A bund is proposed that would surround the site, as it stands and looking at the definitive map the Bridleway 2 would go inside the bund and Bridleway 1 outside it from the plans. Also as it stands Bridleway 1 already has a bund from the runway, the footpath follows the North of this bund. Is this bund being replaced or is the footpath going to go between the two bunds (or over them?) Please confirm the effect on the Bridleways. We wish to ensure that the state of the right of way has been fully considered, protected and useable. 4.5 Beccles And Bungay Cycle Strategy: Given that further industrial units will increase the number of people requiring cycle/pedestrian access to the Ellough Business Park, the 82 Beccles and Bungay Cycle Strategy notes that any development should contribute towards the implementation of item Be21 of the Waveney Cycle Strategy as detailed below:- Be21 Benacre Road to Anson Way To access the Ellough Business Park from Worlingham cyclists are required to use a road heavily used by HGVs. Suggested improvement: Consideration could be given to extending the proposed shared-use path (to be delivered as part of the Beccles Southern Relief Road) from Church Road to Anson Way along Benacre Road (~1000m). 4.6 WDC Environmental Health - Contaminated Land The comments that I made in respect of DC/17/2107/FUL remain valid for this application: The applicant has submitted a 2010 Canham Consulting Phase1 report. There are two particularly significant problems with this: 1. The report is 7 years old: what has happened to the site over the last 7 years, is it the same and have any new potential sources of contamination been added (e.g. fly-tipping, spoil heaps, asbestos etc)?; 2. The report takes a rather cavalier attitude towards the previous military use of the site. However, given the nature of the proposed development it would perhaps be most appropriate to apply a condition relating to any suspected contamination encountered during development, such as (or similar): "In the event that contamination is found or suspected at any time when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be completed in accordance with a scheme to assess the nature and extent of the contamination on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. Where remediation is necessary a detailed remediation scheme must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The approved remediation scheme must be carried out in accordance with its terms. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority. 4.7 SCC Flooding Authority: The following submitted documents have been reviewed and we recommend a holding objection at this time: Flood Risk Assessment Ref: 18391/MB/pmb - Dated: 23/08/10 83 The reason why we are recommending a holding objection is because details submitted are insufficient for a full application, the document states that the information provided is for an outline application. The FRA and drainage strategy is in excess of seven years old and does not include current standards and policies when considering the management of flood risk and surface water. The points below detail the action required in order to overcome our current objection:- 1. Submit an up to date FRA and drainage strategy in line with current policies and guidelines. 2. Submit details as required for a full application as per Appendix A, page 8 of the Flood Risk Management Strategy. 4.8 Suffolk Fire And Rescue Service Standard letter regarding hard-standings, hydrant details not required at this stage but will be required and negotiated with the water services provider. 4.9 Suffolk County - Highways Department recommends conditions while noting that the access onto the highway has already been approved and subsequently, highway related conditions for the access and visibility splays are covered within permission DC/17/2107/FUL. Therefore, in order to comply with these conditions, the proposed earth bund must not be located within the agreed visibility splays. The recommended conditions are details be provided before commencement for storage and presentation of Refuse/Recycling bins, cycle storage and that full details of the estate roads and footpaths, (including layout, levels, gradients, surfacing and means of surface water drainage), shall be submitted to and approved in writing by the Local Planning Authority. That use shall not commence until the areas shown on Drawing No. AP 017558 for manoeuvring and parking of vehicles has been provided. 4.10 Suffolk County - Rights Of Way were consulted on the 21 August 2017. 4.11 Suffolk Wildlife Trust were consulted on the 21 August 2017. 4.12 Waveney Byways And Bridleways Association were consulted on the 21 August 2017. 5.0 PUBLICITY The application has been the subject of the following press advertisement: Category Published Expiry Publication Major Application, 25.08.2017 14.09.2017 Beccles and Bungay Public Right of Way Journal Affected, Major Application, 25.08.2017 14.09.2017 Lowestoft Journal Public Right of Way Affected, 84 6.0 SITE NOTICES The following site notices have been displayed: General Site Notice Reason for site notice: Major Application, Date posted 18.08.2017 Expiry date 07.09.2017 7.0 PLANNING POLICY CS02 High Quality and Sustainable Design (Adopted Core Strategy, January 2009) CS07 Employment (Adopted Core Strategy, January 2009) DM02 Design Principles (Adopted Development Management Policies, January 2011) DM08 Existing Employment Areas and Other Employment Sites (Adopted Development Management Policies, January 2011) BEC1 Land south of Benacre Road at Ellough Airfield, Ellough (Adopted Site Specific Allocation, January 2011) 8.0 PLANNING CONSIDERATIONS 8.1 At .36 Hectare, the proposal is under the .5 hectare screening threshold set in Schedule 2 of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017.
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