Supporting Planning Statement
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id5144140 pdfMachine by Broadgun Software - a great PDF writer! - a great PDF creator! - http://www.pdfmachine.com http://www.broadgun.com Supporting Planning Statement Hethel: Extension to Engineering Excel lence Centre Planning Statement in support of p lanning application for a extension to engineerin g Excellence Centre January 2012 (v3) Table of Contents Main Report 1.0 Background 3 2.0 The Site and its Surroundings 5 3.0 Planning Policy 7 4.0 Assessment 10 5.0 Conclusion 16 Appendix – ONE Copy of 2004 Committee report – TWO Copy of 2010 permission and Committee report – THREE Local Validation Checklist requirements – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 2 of 40 1.0 Background and Planning History 1.1 This Planning Statement is provided in support of the full planning application submitted to Norfolk County Council (NCC) for an extension to the existing Engineering Centre to create an Advanced Engineering facility. The proposal is for a two storey extension to the existing building to provide sixteen new ‘ ’ grow on business incubator units, containing both workshop and office accommodation, linked to the existing main building. 1.2 Whilst an initial scheme was devised for eight larger incubator units, following more detailed assessment of demand, it was concluded that a larger number of smaller units would provide the optimum way to meet demand and deliver the successful expansion of the Centre. Therefore this application seeks consent for sixteen incubator units. 1.3 It is anticipated that the project will commence on site in the early part of 2012. – Source Google Maps 1.4 The area has been the subject of a number of planning permissions south of the existing Lotus complex, either on or adjacent to the application site. In June 1987, outline planning permission (ref no 07/1987/2803/O) was granted by South Norfolk District Council (SNDC) for the erection of vehicle workshops, offices, hard standings and recreation area. The applicant for this application was Lotus. At that time sufficiently strong material considerations were advanced to justify the development in this location. – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 3 of 40 In June 1991, full planning permission (ref no 07/1990/1791/F) was granted by South Norfolk District Council (SNDC) for the erection of workshops, offices, hard standings, recreation area sports club/swimming pool and parking and treatment plant. The applicant for this application was again Lotus. Again sufficiently strong material considerations were advanced to justify the development in this location. In October 2004, planning permission (ref no 07/2004/1800/F) was granted by South Norfolk District Council for new single storey building to house new Centre for Engineering Excellence including associated parking, service area & landscaping. The applicants for this application were NCC, SNDC, EEDA & Business Link for NEEP. This was completed in 2006. The Planning Committee report highlighting the justification for this decision is attached as Appendix 1. In January 2010, planning permission (ref no 07/2009/1530/F) was granted by Norfolk County Council for the extensions and alterations of the Engineering Excellence Centre to provide 11 additional 'incubator' units with mezzaine floors and new conference room facilities with remodelled cafeteria areas (associated outside access and service areas with new landscaping). The applicant for this application was the Director of Environment, Transport & Development at Norfolk County Council. This was completed in 2010. The Planning Committee report highlighting the justification for this decision plus the decision notice showing the conditions imposed by NCC as planning authority is attached as Appendix 2. 1.5 The purpose of this report is to highlight relevant development plan and other planning policies / guidance, the site context, other material considerations and to assess these against the proposals to develop the site. – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 4 of 40 2.0 The Site and its Surroundings 2.1 The site is located in the parish of Bracon Ash, some 600 metres to the south of the main Lotus complex. Aerial view of site (prior to 2010 extension) ‘ ’ 2.2 The existing Engineering Centre building is a crisp, modern L shaped form, finished in metallic silver cladding panels, glass and natural cedar louvres. A large car park in front of the building has been carefully integrated with a mix of macadam and gravel surfacing and maturing trees. To the rear of the building is a large service yard which is also used for parking by tenants. View of site from Wymondham Road 2.3 The development as a whole has settled well into its rural context and sits very comfortably within the countryside landscape. The gently sweeping two lanes of Wymondham Road provide long open views of the building from both west and east. – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 5 of 40 View from Wymondham Road (from west) View from Wymondham Road (from east) 2.4 Limited views also exist from the north and south from Hethel Road in Wreningham and Potash Lane (the main access route to the extensive Lotus site). This is now a cul-de-sac offering no access to vehicular traffic from East Carleton. View from Hethel Road (from south) View from Potash Lane (from north) 2.5 The site does not contain any Listed Building, ancient monument or fall within a Conservation Area. In addition, there is no other conservation, environmental or protection designation of this land. – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 6 of 40 3.0 Planning Policy 3.1 The Planning and Compulsory Purchase Act 2004 carried forward the provisions of the Town and Country Planning Act 1990, giving statutory force to a planning led system of development control. Under Section 38 of the 2004 Act, the determination of planning applications must be in accordance with the approved Development Plan for the area, unless material considerations indicate otherwise. It is recognised that the provisions of Central Government advice contained in Planning Policy Statements and Guidance represent important policy considerations. 3.2 The development plan for the area is provided at two levels. At the regional level, The East of England Plan remains in force providing mainly strategic policy advice. However Government ministers have announced their intention to abolish regional strategies through the Localism Bill, which is currently passing through Parliament, and that regard to this should be had as a material consideration in planning decisions. At a local level, this is effectively provided by two documents firstly by the Greater Norwich Development Partnership Joint Core Strategy ‘ ’ (JCS) adopted in March 2011 and secondly saved policies from the South Norfolk Local Plan (SNLP) adopted in May 2003. 3.3 In addition to development plan policy, Central Government advice is also an important consideration, notably that contained in planning policy guidance, most notably – PPS1 Delivering sustainable development – PPS4 Planning for sustainable economic growth (December 2009) – PPS5 Planning and the Historic Environment PPG13 - Transport 3.4 Whilst the intentions of the Government is to abolish regional guidance, it should be noted that the East of England Plan policy E4 (Clusters) states Policy E4 Clusters - Local Development Documents should support the sustainable and dynamic growth of inter-regional and intra-regional sectors and … business clusters including . • the motor sports cluster with a focal point at Hethel in Norfolk linking to Cranfield; 3.5 The recently adopted JCS provides the vision and overall objectives for development in the Greater Norwich area, which includes South Norfolk District and the parish of Bracon Ash (which includes Hethel) up to 2026. This was prepared in the context of the East Of England Plan. The JCS does not contain detailed development control policies or specific site allocations, and – Hethel Extension to Engineering Excellence Centre – Supporting Planning Statement January 2012 (v3) Page 7 of 40 therefore until such time as South Norfolk Council adopts its Site Allocations Development Plan Document (DPD) and a Development Management DPD, a ‘ ’ number of the existing saved policies contained within the SNLP will remain in place for the purposes of guiding the determination of planning applications. 3.6 In terms of policies, the following JCS policies are considered relevant – Policy 1 Addressing climate change and protecting environmental assets – Policy 2 Promoting good design – Policy 3 Energy and water – Policy 5 The economy – Policy 9 Strategy for growth in the Norwich Policy Area 3.7 Of particular relevance is policy 9 which states …… … Policy 9 Employment development at strategic locations will include: . expansion of activity at Hethel including a technology park of around 20ha managed to focus on advanced engineering and the growth of technology capabilities 3.8 The supporting text for this policy states In the period to 2026 new employment allocations to deliver jobs growth and an … …… expanded knowledge economy will ..(include) . Hethel: a technology park, with improved accessibility particularly to Wymondham, to provide around 20ha of development