ITEM SUBJECT OF A SITE VISIT
Item No: a2
Application Ref. 19/00866/VOC Application Type Variation of Condition Site Address Land At Sunny Nook Farm, Blyth Road, Harworth.
Proposal Vary Conditions 3, 4, 9, 10, 12 and 13 of P.A. 15/00971/OUT To Refer to Updated Application Drawing Package, Including Revised Parameter Plan, Illustrative Masterplan and Site Access Plans - Outline planning Application for an Employment Park Comprising of up to 235,000m² of B1(c), B2 and B8 Uses and Ancillary Development (EIA Development)
Case Officer Dylan Jones Recommendation LGL - Grant - Subject to a Legal Agreement Web Link: Link to Planning Documents
THE APPLICATION
SITE CONTEXT
The application site is approximately 81 hectares of predominantly agricultural land located 1.5 km to the south of Harworth Bircotes and 0.5 km north of junction 34 of the A1(M). The site is bounded by existing industrial land and Snape Lane to the north, the A614 Bawtry Road, isolated residential properties, Serlby Hall and associated parkland and agricultural land to the east, Blyth Road and the former colliery to the west and residential development beyond the southern boundary. The overall shape of the site is triangular and the site slopes from north to south and undulates over a number of field areas. There are no public rights of way across the site. Two buildings associated with Steer Bank Farm are located within the application site.
PROPOSAL
The original scheme as approved
Outline planning permission was granted on the 14th March 2017 for the erection of an employment park comprising of up to 235,000m² of B1, B2 and B8 uses on this site. The development as approved included two new points of access into the site, forming a new link road between Blyth Road and Bawtry Road. A T-junction was approved to be created on Blyth Road and a new roundabout access on Bawtry Road. A minor junction onto Snape Lane in the north was also approved.
The indicative layout for the site as approved is as follows:
The approved indicative layout plan above shows that the units on site will be as follows:
Plot Unit use Unit floor space in m² No. 1 B8 86,975 2 B2/B8 5,550 3 A1, A3, C1 or D1 or B1(c), B2 or B8 1.13ha 4 B2/B8 2797 5 B2/B8 2797 6 B2/B8 8141 7 B2/B8 8671 8 B2/B8 6428 9 B2/B8 5271 10 B2/B8 3625 11 B2/B8 11840 12 B2/B8 2708 13 B2/B8 3717 14 B2/B8 2339 15 B2/B8 14355 16 B2/B8 4226 17 B2/B8 2793 18 B2/B8 26067 19 B2/B8 9379 20 Starter units 1120 21 B2/B8 3609 22 B2/B8 3769 Total 220,677
The approved building heights parameters plan provided indicative details of the maximum proposed height of buildings on the site. The B1 uses were to be smaller in scale and up to 8m in height to the eaves. The B2 general industrial and B8 storage and distribution uses would be of a larger scale and up to 25m in height to the eaves. The Gateway site would be up to 9m in height.
The approved illustrative masterplan shows an east/west highway link through the site and an access link to the north onto Snape Lane with an area of development north of Snape Lane. The plan shows a new secondary junction onto Snape Lane and associated highway improvements include localised widening to the carriageway. The Blyth Road upgrades include a new junction and associated highway improvements whilst the Bawtry Road upgrades include a new roundabout and associated highway improvements. This application was accompanied by an Environmental Statement as required under the Environmental Impact Assessment regulations.
Outline planning permission was granted on 14 March 2017 with a requirement to submit the reserved matters details to the Council within 10 years from the date of approval as opposed to the usual 3 years. Therefore, this permission is still valid up until 14 March 2027.
Current application – The changes that are proposed
In this application the applicant is seeking to vary conditions 3, 4, 9, 10, 12 and 13 of planning permission 15/00971/OUT as referred to above (a copy of the decision notice is appended at the end of the report) so that any new permission that is granted would refer to an updated application drawing package, including revised parameter plan, illustrative masterplan and site access plans. The applicant is still seeking outline planning permission for the same employment park comprising of up to 235,000m² of B1, B2 and B8 uses and ancillary development as previously approved. The purpose of this application is to seek permission for a different site layout with a smaller number of larger buildings on it over that previously approved. This application is accompanied by an amended Environmental Statement as required under the Environmental Impact Assessment regulations.
The new indicative layout proposed as part of this application is as follows:
The applicant is now proposing to reduce the amount of units previously approved to four larger units and a 5th smaller unit and the link road which runs east/west through the approved scheme has been deleted. Units 1 and 2 will now be accessed from a new road junction onto Bawtry Road (A614), units 3 and 4 from a new junction off Blyth Road and unit 5 from Snape Lane as previously approved.
The proposed indicative layout plan above shows that the units on site will be as follows:
Plot Proposed Unit floor Height up Height of the Parking spaces No. unit use space in m² to ridge buildings in m level in m above AOD level 1 B2/B8 41,802 38.5 21.5 360 2 B2/B8 74,323 38.5 21.5 630 3 B2/B8 65,032 50.950 21.5 550 4 B2/B8 37,161 50.950 21.5 330 5 B2/B8 9,290 42.0 13.65 80 Total 227,613 1960
The applicant has indicated in his supporting statement that the purpose of altering the layout of the site is to provide a smaller number of larger units where the type of end use is not restricted so that they can meet market demand which currently requires larger units rather than a number of smaller units as previously approved. Also, it should be noted that B1 uses are no longer proposed on site with this scheme being exclusively B2 (General Industrial) and B8 (Storage and Distribution).
DEVELOPMENT PLAN AND OTHER MATERIAL CONSIDERATIONS
Having regard to Section 54A of the Town and Country Planning Act 1990, the main policy considerations are as follows:
NATIONAL PLANNING POLICY FRAMEWORK
The National Planning Policy Framework (NPPF) sets out the Government’s approach for the planning system and how these are expected to be applied.
Paragraph 8 explains that there are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform an economic, social and environmental role.
Paragraph 11 explains that at the heart of the National Planning Policy Framework is a presumption in favour of sustainable development. For decision-taking this means approving development proposals that accord with an up to date development plan without delay; and where there are no relevant development plan policies, or the policies which are most important for determining the application are out-of-date, permission shall be granted unless: i. The application of policies in this Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed6; or ii. Any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole.
The following paragraphs of the framework are applicable to this development:
Para 7 – Achieving sustainable development Para 8 – Three strands to sustainable development Para 10 – Presumption in favour of sustainable development Para 11 – Decision making Para 12 – Development plan as the starting point for decision making. Para 33 – Strategic policies in development plans should be reviewed every 5 years. Para 38 – Decision making should be done in a positive way. Para 54 – Consideration of making unacceptable development acceptable with the use of planning conditions. Para 55 – Planning conditions to be kept to a minimum and to meet the tests. Para 56 – Planning obligations Para 80 – Significant weight should be placed on the need to support economic growth and productivity. Para 82 – Planning decisions should recognise and address the specific locational requirements of different sectors such as that for storage and distribution operations at a variety of scales and in suitable accessible locations. Para 83 – Sustainable growth and expansion of all types of businesses in rural areas. Para 84 – Planning decisions should recognise that sites to meet local business needs may be found adjacent to or beyond existing settlements. Para 108 – Highway safety. Para 111 – Travel plan Para 117 – Making effective use of land Para 124 – Good design is a key aspect of sustainable development. Para 127 – Development should reflect local characteristics. Para 130 – Poor design should be refused permission. Para 155 – Inappropriate development at risk of flooding should be avoided by directing development to parcels of land at less risk of flooding. Para 163 – New development must not increase the risk of flooding elsewhere. Para 170 - Decisions should contribute to protecting and enhancing the natural and local environment. Para 178 – Planning and pollution Para 190 – Assessing the significance of a heritage asset Para 193 – Great weight given to the protection of the setting of a heritage asset. Para 196 – Less than substantial harm to the significance of a designated heritage asset. Para 197 – The effect of an application on the significance of a non-designated heritage asset.
BASSETLAW DISTRICT COUNCIL – LOCAL DEVELOPMENT FRAMEWORK
Core Strategy & Development Management Policies Development Plan Document (Adopted December 2011):
• CS1 - Settlement hierarchy • CS4 - Harworth Bircotes • DM1 – Economic Development in the Countryside • DM2 – Conversion of Rural Buildings • DM3 – General Development in the Countryside • DM4 - Design & character • DM7 – Securing Economic Development • DM8 – The Historic Environment • DM9 - Delivering open space and sports facilities • DM11 - Developer contributions and infrastructure provision • DM12 - Flood risk, sewage and drainage • DM13 - Sustainable transport
NEIGHBOURHOOD PLAN (INCLUDING STATUS AND RELEVANT POLICIES)
The site lies within the parish of Styrrup and Oldcotes which isn’t a Neighbourhood Plan area and as such, there isn’t an adopted Neighbourhood Plan in place for consideration as part of this scheme.
RELEVANT PLANNING HISTORY
15/00971/OUT - Outline planning Application for an Employment Park Comprising of up to 235,000m² of B1(c), B2 and B8 Uses and Ancillary Development (EIA Development) - Approved on 14 March 2017 with a requirement to submit the reserved matters details to the Council within 10 years from the date of approval.
15/00110/SCR - A screening opinion was issued in relation to a proposed business park comprising B1, B2, B8 and ancillary uses on this site in March, 2015. This concluded that an Environmental Impact Assessment would be required to accompany any future proposals of the same nature, as assessed in Schedule 2 Part 10 Infrastructure Projects, 10(a) Industrial Estate Development Projects of the Town and Country Planning (Environmental Impact Assessment) Regulations, 2011. The Secretary of State for Communities and Local Government subsequently confirmed this position in his Screening Direction dated 16th April, 2015.
15\00424\SCO – A scoping opinion was issued in June, 2015, for the proposed business park and ancillary uses under the terms of Regulation 13 of the Town and Country Planning (Environmental Impact Assessment) Regulations, 2011.
66\92\00030 – December, 1992 – Outline planning permission was granted for the erection of buildings under use class B1 (business), B2 (general industry) and B8 (storage and distribution) of the Town and Country Planning Use Classes Order 1987 with associated service roads and landscaping, Land At Sunny Nook Farm, Harworth (32 hectares).
66\91\00011 – March, 1992 – Outline planning permission was granted for the erection of buildings (Use Classes B1, B2 and B8) with associated service roads and landscaping, Sunny Nook Farm.
66\02\00010 – August, 2002 – Planning permission was granted to convert farm buildings into ancillary accommodation for farm house, Steer Bank Farm, Bawtry Road
66\06\00016\R – June, 2007 – Planning permission was granted to erect agricultural building and create new access, Sunny Nook Farm, Blyth Road
Other relevant planning history:
66\07\00001 – April, 2007 – Planning permission was granted for the change of use of land from arable \playing fields to commercial\industrial use and erect industrial unit on plot 1C for B1\B2\B8 use and construct new access, Land off Blyth Road bordering Snape Lane\Serlby Road (north of the application site)
61\09\00052 – March, 2011 – Outline planning permission was granted for the redevelopment of Harworth Colliery and the surrounding land for the erection of up to 996 residential units, 2,044 sqm convenience retail unit (A1) and 76,645 sqm of employment uses (B1, B2 and B8) including the necessary earthworks, construction of access and circulation, landscaping, drainage solutions and community space, Harworth Colliery, Scrooby Road (north of the application site)
57\12\00014 – August, 2013 – Outline planning permission was granted for commercial development\well-being centre and construct new access, Land west of Blyth Road (southwest of the application site)
In addition, there have been planning permissions for residential development in Harworth Bircotes and restoration proposals for the Harworth Colliery Tip No.2. SUMMARY OF CONSULTATION RESPONSES
BDC Conservation Officer – Comments that this scheme lies within the setting of various heritage assets, the most significant being Serlby Hall which is Grade 1 Listed, the archway at Serlby Hall which is Grade 2* Listed and the wider park. Advises that the height of the proposed buildings is similar to that previously approved (the highest proposed now being 21m with that previously approved being up to 25m) and whilst the proposed buildings would be fewer, it is considered that their impact would be similar. As such, no objections are raised in relation to this scheme.
NCC Highways – Comments that the original application included a spine road between Blyth Road and the A614 Bawtry Road. This would allow development traffic from the site to avoid passing through the existing Blyth Road, A614 Bawtry Road traffic signal junction adjacent the A1 when heading towards Bawtry or Haworth and vice versa as well as other traffic on the local highway network. The provision of this route would therefore better distribute traffic and prolong the life of future road network capacity in the area. The spine road would also allow the opportunity for a bus route to pass through the site in order to provide direct access to public transport in the interest of sustainable travel. The removal of this route would leave many passenger transport users employed on site reliant on less accessible bus services passing the periphery of the site. It is therefore disappointing to see that this link is to be removed from the proposal. However, a Transport Assessment with addendums has been submitted in support of the application that demonstrates that the residual cumulative impacts on the road network would not be severe having taken account of existing committed development and subject to conditions and S106 provisions to help mitigate the impact of the development at the Blyth Road/Scrooby Road/Main Street/Tickhill Road/Bawtry Road double mini roundabout amongst other things set out below. The Highway Authority therefore considers the proposal to be compliant with the NPPF. NCC LLFA – Does not raise any objections to this scheme.
NCC Planning Policy –
Heritage impact – Initially raised concerns in relation to the impact of this scheme on the setting of Serlby Hall and its grounds. Following discussions with the case officer and being made aware of the fact that Historic England and the Council’s Conservation Officer does not object to this scheme, confirmation has been received that the County no longer raises any concerns in terms of the heritage impact of this scheme on the setting of Serlby Hall.
Minerals and waste – The former Sherwood Sandstone Serlby Quarry lies adjacent to building 5 on the indicative masterplan. Whilst minerals extraction has ceased on site, the County Council would wish to ensure that this development doesn’t prejudice the restoration of Serlby quarry. Also advise that the County Council has a live planning application to the west of the proposed site boundary at the Harworth Colliery to import 6.2million m³ of restoration material to restore the former colliery site. Should this be granted, there will be some detectable environmental impacts.
Transport and Travel Services – The original planning approval for this site secured £40,000 towards public transport infrastructure improvements and a £250,000 public transport contribution. The revised masterplan does away with the spine road and as such, the previously agreed infrastructure cannot be provided, and now all of the proposed units would be in excess of 400m from the closest bus stop with some in excess of 1km.
It has been agreed with the developer that a contribution of £50,000 will be payable with this new scheme to provide new bus stops in locations as agreed with the County Council to ensure that this development provides sustainable travel options for people wishing to visit the site by public transport in line with the County Guidance on Sustainable Travel.
Blyth Parish Council – Raised objections in relation to the original scheme and also objects to the variation of the conditions requested in this application. The reasons given are as follows: • The revised masterplan now includes 5 units with 4 of them being large and will face the residents of Blyth. • The reduced number of larger units will limit the flexibility to potential occupants. • There will be a significant loss of privacy to the north end of the site which with the raised ordnance level, will be some 51m above the current ground level and thus visible from Serlby Hall which is a listed building. This is a worse impact than that previously approved. • The removal of the link road within the site will discourage pedestrians from walking to the site and is likely to increase accidents. A footpath is no longer shown around the site as required by the County Council previously. • Such sites usually operate on a 24/7 basis and will cause noise and disturbance to the residents of Blyth, Styrrup and Oldcotes. • This scheme will destroy the trees, ecology and conservation in the area which seems to be counterproductive. Also, the green space on site has been reduced from 34.78ha to only 14.78ha. • The new height of the buildings proposed will increase noise being reverberated towards the residents of the A1. There is also a lack of acoustic planning in this proposal to minimise this impact. • This should be a new application rather than an amendment to the previous one. • This new application proposes to level the site across the landscape which will make some of the buildings sit proud of the landscape rather than in it as previously approved. This is harmful to the visual appearance of the surrounding countryside. • Removal of the link road going through the site will increase traffic onto the existing local road network and will have a particularly negative impact on vehicles travelling between the hospitals at Doncaster and Worksop. • The proportion of B8 storage/distribution buildings has proportionally increased in this new scheme compared to the original. • The removal of condition 12 erodes any attempt to make the site more accessible for employees. • The removal of condition 13 releases the occupiers of the premises from an ongoing commitment to review a unit travel plan which will make them less desirable for tenants. • There is no evidence to suggest that this site is needed. • If this is approved, then it is requested that the part of the site closest to Harworth is developed first.
Doncaster Metropolitan Borough Council – Does not raise any objections in relation to this scheme.
Environment Agency – Has no comments to make on this application.
Highways England – Notes the difference between the approved scheme and that proposed here and considers that this will not result in any increase in traffic demands on the A1.
Historic England – Has no comments to make on this application.
Harworth & Bircoates Town Council – Has no objections to make to this scheme
HSE – The Council has used the HSE’s online service which confirms that there are no known pipelines or hazardous installations that would be affected by this development.
Natural England – Has no comments to make on this planning application.
Nottinghamshire Wildlife Trust – Has reviewed the application and advises that they are generally pleased with the detail, recommendations and considerations for wildlife in the applicant’s submitted Landscape and Biodiversity Management Plan. They initially raised concerns in relation to the impact of the scheme on badger and reptiles on site as well as bats who are known to roost within buildings on site which are to be demolished. The applicant has been in discussion with the Wildlife Trust, and subsequently they have confirmed that their concerns in relation to the bats on site have now been overcome, however they have asked for a new bat survey to be carried out 6 months before the commencement of works on site. The Wildlife Trust also requires a Reasonable Avoidance Measures Statement (RAMS) to also be prepared by an ecologist for the site. They have confirmed that both of their requirements can be delivered via suitably worded planning conditions.
SUMMARY OF PUBLICITY
This application was advertised by neighbour letter, site notice and press notice and three letters of objection has been received raising the following points:
• Symmetry Park is still vacant – do we really need another one? • Increase in traffic flow which is already worse since KFC and Starbucks opened. • Increase in traffic noise and pollution from vehicles and no regards for speed limits. • Effect on wildlife in the area – this area should be protected and turned into parkland for the enjoyment of the local community. • The revised Environmental Statement dates June 2019 and the 2019 Heritage Assessment are inadequate and fail to take account of the full impact of the development as varied. As such, the findings are flawed and do not reflect the reality of the impact of the varied application on Serlby Hall. • It is clear that the larger units at the north of the site that are part of the varied application are likely to lead to an unacceptable impact on the setting of Serlby Hall, the Arch and the setting. Therefore, this scheme is not in compliance with the relevant statutory requirements for the preservation of Listed Buildings and their settings as well as national and local policies and should be refused permission. • More weight should be given to the Listed Buildings in making planning decisions. • The objector was supportive of the 2015 application as it proposed one large building with the others being all of ‘human scale’. As such, no objections were raised at that point as it was considered that the proposal wasn’t harmful to the setting of the adjacent Listed Buildings. • The documentation that accompanied this new application is flawed and does not correctly assess the harm of the proposal on Serlby Hall. • As the varied application significantly amends that previously approved by substituting smaller buildings for larger buildings, it is considered that this will negatively impact on the setting of Serlby Hall.
Councillor Jack Bowker, the local member for Blyth ward has also objected to this scheme on behalf of local residents raising the following points:
• Advises that he cannot comment on the originally approved application for this site as he wasn’t a Councillor at the time, but it is understood that members of his constituency were opposed to it at the time and it is understood that they are also opposed to this new application. • Supports the objections made by Blyth Parish Council in relation to the original scheme and also this amended proposal. • Raises concerns that if this is approved and the eventual tenant of the site moves out that the scheme will become a ‘white elephant’ and if this is the case the harm that the scheme will cause to the surrounding area will not be justified.
A single letter has also been received raising concerns about the proposal, but not outwardly objecting to it. The following points are raised:
• Consideration should be given to moving the 30mph speed limit beyond the entrance to Blyth. • How will the increase in traffic around the Serlby crossroads be managed, especially if you are not travelling on the main A614? • Improvements should be carried out to the footpaths beyond Jane’s Café to benefit workers and members of the local community.
A single letter of support in relation to this scheme has also been submitted raising the following points:
• The proposal as previously approved does not adequately cater for the current logistics market. The current market trend is for larger units which this new scheme would support. • If this scheme was approved, the Carlton Forest Group LLP which is a Worksop based logistics operator would consider consolidating its existing business operations to this site rather than being spread out between Worksop and Barnsley as they are at present. • There is a desperate demand in the A1 corridor for the size of units proposed and if this amendment was approved, it would reduce the amount of vehicle movements through Blyth and Worksop significantly.
ENVIRONMENTAL IMPACT ASSESSMENT SCREENING:
Approved planning application 15/00971/OUT was accompanied by an Environmental Statement (ES) as required by The Town and Country Planning (Environmental Impact Assessment) Regulations.
The applicant has subsequently updated his ES and this has been submitted in consideration with this application to vary a number of the planning conditions appended to the original approval for this site.
CONSIDERATION OF PLANNING ISSUES
PRINCIPLE OF THE DEVELOPMENT
As identified earlier in this report, this site benefits from an extant planning permission for its development for employment uses and this is a material consideration carrying significant weight in the determination of this application.
Paragraph 12 of the National Planning Policy Framework (NPPF) states that the development plan is the starting point for decision making.
Policy CS1 of the Core Strategy states that until the adoption of the site allocations DPD, development in the settlements identified in the hierarchy will be restricted to the area inside defined settlement boundaries.
Policy CS4 of the Bassetlaw Core Strategy and Development Management Polices DPD indicates support for new development that will contribute towards Harworth/Bircotes being the Main Regeneration Settlement; that is a regeneration opportunity town and a focus for development that will drive a step change in the nature of the settlement delivering a greater range of local employment opportunities, with facilities that can attract inward investment. It will significantly improve the range of housing (22% -1560 houses of the District’s housing requirement) available, in order to ensure a more mixed community (15% affordable housing target). It will contribute to the achievement of a vibrant town centre, with a range of shops, services and facilities. New development will be of a high-quality design, making connections with the existing town and surrounding communities as well as providing the facilities necessary to support a new community. At least 35% (37ha) of the District’s employment land needs will be delivered at here.
Paragraph 33 of the NPPF states that policies in development plans should be reviewed and where necessary updated every 5 years. The Bassetlaw Core Strategy dates from 2011 and its policies have not been reviewed in the last 5 years as the Council is working on a new local plan to replace it. In this situation, paragraph 213 of the NPPF states that policies in an adopted development plan do not become automatically out of date because they were published before the framework; policies must be considered having regards to their consistency with the framework. The Core Strategy was prepared using a settlement hierarchy which included development limits to control development, and it does not have any employment allocations within it and it is considered that this approach is now out of step with that identified in the NPPF and the weight given to policy CS1 has to be reduced.
Whilst this scheme is contrary to the requirements of policy CS1 of the Core Strategy, part d) of paragraph 11 of the NPPF is engaged as policy CS1 is considered to carry limited weight in the decision making process and this scheme must be considered under the planning balance test where planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies of the NPPF when taken as a whole.
In relation to the supply of employment land, the NPPF requires Councils to set out a clear economic vision and strategy which positively and proactively encourages sustainable economic growth. Policy CS4 of the Core Strategy states that ‘at least 35% (37 ha) of the District’s employment land needs will be delivered in Harworth Bircoates through existing permissions and allocations in the Site Allocations DPD, for the plan period 2010-2028. Economic development proposals will be supported within the Development Boundary, in line with other material considerations and planning policy requirements.’ Given there is not a Site Allocations DPD it is considered that there is currently no clear strategy for the delivery of economic development and growth within the district.
It is considered that the site represents an appropriate location for an employment led scheme having regards to the fact that it is in an accessible location in proximity to the A1 and it can help to support the regeneration of Harworth Bircotes as envisaged by Bassetlaw District Council. Due to the size of the proposal, it is therefore accepted that there are no sequentially preferable sites within the town centre for these uses as required by policy CS4 of the Core Strategy. It must also be remembered that this site already has an extant permission for the same type of development and this is a material consideration carrying significant weight in the determining this proposal.
Having regards to the overall policy position as outlined above and the fact that the planning balance test in paragraph 11 of the NPPF applies, consideration of whether this proposal constitutes sustainable development will be assessed in relation to the matters outlined below and a balanced decision will be reached in the conclusion to the report.
SUSTAINABILITY OF THE DEVELOPMENT
Paragraph 8 of the NPPF sets out three dimensions for sustainable development, economic, social and environmental:
“an economic objective – to help build a strong, responsive and competitive economy, by ensuring that sufficient land of the right types is available in the right places and at the right time to support growth, innovation and improved productivity; and by identifying and coordinating the provision of infrastructure;
a social objective – to support strong, vibrant and healthy communities, by ensuring that a sufficient number and range of homes can be provided to meet the needs of present and future generations; and by fostering a well- designed and safe built environment, with accessible services and open spaces that reflect current and future needs and support communities’ health, social and cultural well-being; and
an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment; including making effective use of land, helping to improve biodiversity, using natural resources prudently, minimising waste and pollution, and mitigating and adapting to climate change, including moving to a low carbon economy.
The settlement of Harworth is the district’s third largest and has a significant number of services and facilities. Policy CS4 states that employment proposals within the development boundary will be supported. Whilst this site is not within the development boundary for the settlement, it is still considered that the erection of 5 new industrial units on this site which is adjacent to the settlement of Harworth will make a significant and positive contribution to building a strong, responsive and competitive economy through the creation of temporary construction related jobs on site, local jobs in relation to the construction and fitting out of the buildings and the on-going contribution to the local economy both in terms of attracting new businesses into the district and the generation of employment opportunities particularly. This scheme will also generate approximately £5million in CIL and also Business Rates money for Bassetlaw District Council which can potentially be reinvested into the local economy. Furthermore, the scheme will meet a need for larger units along the A1 corridor which has been identified by the supporter to this proposal. This requirement is known to the Council and is also evidenced by conversations with other developers in relation to their requirements for units of the size proposed here in other parts of the district and that which has been built along arterial roads in other neighbouring local authorities.
DESIGN, LAYOUT & VISUAL AMENITY
Section 12 of the NPPF refers to achieving well designed places. Specifically, paragraph 124 states that good design is a key aspect of sustainable development; it creates better places in which to live and work in and helps make development acceptable to local communities. Paragraph 127 states that decisions should aim to ensure that development will function well and add to the overall quality of the area, establish a strong sense of place, create attractive and comfortable places to live, work and visit, optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses and support local facilities and transport networks. Furthermore, it provides that development should respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation. The NPPF goes on to state it is “proper to seek to promote or reinforce local distinctiveness” (para 127) and permission should be “refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions” (para 130).
Policy DM4 of the Bassetlaw Core Strategy provides general design principles which should be applied to all schemes. The policy states that all development proposals will need to be in keeping with the character and appearance of the wider area and when they are in historic locations, they should respect existing development patterns. All schemes must respect their context and not create a pastiche development which would be incorrect in their context.
As previously described, the site benefits from an extant planning permission for employment uses and therefore it is inevitable that there will be a visual impact of a development on this site which will result in an open field becoming urbanised. The original outline permission contained a condition which in effect limited that which could be built on site to no greater than the parameters as contained in the original Environmental Impact Assessment for the site and that identified in the illustrative masterplan with indicative building heights which was received on the 14th September 2015. This plan showed 22 buildings proposed on site with heights of the smaller buildings ranging from 8m to 16m on site. The smaller of the buildings are sited from the centre of the site to the north and also to the east of the site. The largest building on site which was shown to be sited on the south eastern part of the site, had a height of 25m. Trees are shown to be provided on all elevations to soften the impact of the scheme on the surrounding countryside.
The applicant is now proposing to alter the originally approved proposal and in this new scheme the site has been split into 3 separate zones. Zone 1 covers the south of the site, zone 2 is the north of the main site and the 3rd zone is a smaller parcel of land on the northern side of Snape Lane. All of the zones will contain 5 units between them which is a reduction of 15 units over that previously approved. However, 4 out of the 5 new units are substantially larger than previously approved, but they are surrounded by an earthwork plateau to screen the mass of the buildings from outside of the site. The applicant has confirmed that parts of the site are to be re-profiled to accommodate the new buildings. The following plan shows the difference in land levels between that previously approved and that proposed here:
It is clear from the plan that the majority of zone 1 will be 3.5m lower than that previously approved with the part to the east adjacent to Bawtry Road being 0.5m higher. Zone 2 where it is adjacent to the industrial estate and the former colliery site will be 2.95m higher than previously approved with part of the zone to the east and towards Bawtry Road being 5.95m higher. The closest part of the site to Bawtry Road will remain at the approved land level for the site as will the zone 3 site which is north of Snape Lane.
Four of the new buildings will be up to 21.5m in height with the smallest building in zone 3 being 13.65m in height. This compares with the majority of the previously approved buildings which were approved at 8m in height with the largest being taller at up to 25m in height. Therefore, taken in the context of the proposed level of the land on site, the buildings in zone 1 (southern part of the site) would be approximately 18m high in comparison to that previously approved which was a building of up to 25m in height.
The buildings on the northern part of the site border existing industrial development and the former Harworth Colliery site and the land at this location will be increased by 2.95m on the western part and 5.95m on the eastern part. Therefore, the buildings on this part of the site will be up to 24.45m in height for the building to the west and up to 27m in height for the building to the east. This compares to the height of 8m for the previously approved scheme, however this must be considered in the context of there being 12 separately approved buildings on this part of the site previously as opposed to the two that are proposed now.
The land level for the proposed building in zone 3 to the north of Snape Lane will not change and as such, this building will higher than that previously approved at up to 14.3m in height as opposed to up to 8m as approved.
The site is clearly visible from Bawtry Road travelling north where views to the north and west are possible through road side trees up toward the former Harworth Colliery site. As approved, a number of individual buildings would be visible from Bawtry Road and the surrounding countryside with the flank wall of the largest building being very prominent due to its north south orientation. A similar view of the buildings on site is afforded from Blyth Road, although the trees are less densely planted on the roadside verge and the site is more visible. The buildings in zone 1 as proposed will be lower than that previously approved and orientated west to east and also screened via a landscaped area which will surround the zone on all elevations. Therefore, their impact on the character and appearance of the countryside and on views up to Harworth Bircotes from either Blyth Road or Bawtry Road will be lesser than that previously approved.
Whilst the buildings in zone 2 (land to the south of Snape Lane) are larger and taller than that previously approved they will be effectively screened from the east by an existing dense woodland area and their height would not readily be noticeable. Looking south and west from Snape Lane, the bulk of the buildings would be noticeable, but their impact will be mitigated against by the existing trees along the highway verge and the substantial screen landscaping proposed within the site. This will also help to screen the backdrop of the existing Harworth Business Park on the surrounding open countryside. Looking at zone 2 from Blyth Road, additional planting is proposed via a landscape belt between zones 1 and 2 and along the western boundary. Further north up Blyth Road, the view from the west would also need to be considered in the context of the buildings on the Harworth Business Park.
Zone 3 of the proposal lies on a field which is currently devoid of any landscaping to its frontage onto Snape Lane with the former Harworth Colliery site visible in the distance and other existing industrial buildings on the Harworth Business Park visible to the west. This part of the site will be most changed, as it will be clearly visible for road users on Snape Lane, however, it is not considered that the increased height of the proposed building having taken into context other industrial buildings in this part of the site will have a significantly greater impact than the two lower buildings previously approved on this land. Substantial landscaping is proposed on the west, north and east elevation with some provided on the southern elevation which is on the frontage of the site adjacent to the new access point.
Objections have been raised to this scheme in relation of its impact on the character and appearance of the surrounding locality. For ease of clarity in assessing the objections made, the comments of the objectors are below in the left-hand column of the box with an assessment of their comments in the adjacent column:
Objection Assessment The revised masterplan now includes 5 As the crow flies, there is a distance of units with 4 of them being large and will approximately 3 miles between the site face the residents of Blyth. and the village of Blyth. There are a number of landforms between Blyth and the application site which include trees, buildings and the A1 Blyth Services interchange and it is unlikely that the residents of Blyth will be able to see this site. This new application proposes to level the The converse is the case; the applicant is site across the landscape which will make proposing to grade the site so the new some of the buildings sit proud of the buildings will be at an appropriate level to landscape rather than in it as previously what surrounds them. Some buildings approved. This is harmful to the visual will be higher, but only where the appearance of the surrounding landscape screens them, with others that countryside. are in a more prominent position set into the ground to mitigate their height and orientated so that their impact is minimised. Substantial tree planting around the border of the site and also in parts within is also proposed to soften the impact of the built form on the character and appearance of the surrounding area.
Having regard to the above, it is considered that the amendments that the applicant wishes to make to the approved permission for this site are reasonable and comply with the requirements of paragraphs 124 and 127 of the NPPF and the requirement of policy DM4 of the Core Strategy in that it will provide a form of development that will function well by responding to the surroundings and the revisions cannot be constituted to be poor design in terms of the suggested layout and as such the requirements of paragraph 130 of the NPPF does not apply.
HERITAGE MATTERS
Serlby Hall lies to the east of the application site. The hall is Grade 1 Listed, with the archway at Serlby Hall being Grade 2* Listed. The hall lies in parkland which is an unregistered park and garden.
Where listed buildings are affected by planning proposals, the Council has a duty under section 66(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 to have special regard to the desirability of preserving their setting, character and appearance.
The following objections have been received on this topic:
Objection Assessment The revised Environmental Statement The Council’s Conservation Officer has dates June 2019 and the 2019 Heritage been consulted on this scheme as has Assessment are inadequate and fail to Historic England due to the fact that the take account of the full impact of the Hall is a Grade 1 listed building. The County Conservation Officer has also development as varied. As such, the commented on this scheme. None of findings are flawed and do not reflect the them have objected to this scheme or reality of the impact of the varied commented that additional work is application on Serlby Hall. required to assess its impact. The Council’s Conservation Officer makes the point that due to the orientation of the buildings on site and the altered profile of the land as proposed, the impact of the proposed scheme on the listed buildings will be similar to that previously approved. As such, no objections have been received to this proposal. It is clear that the larger units at the north The buildings to the north of the site are of the site that are part of the varied taller than that previously approved and application are likely to lead to an will be set at a higher land level. However, unacceptable impact on the setting of they will be screened by existing trees in the parkland, the substantial and dense Serlby Hall, the Arch and the setting. wooded area to the west of Bawtry Road Therefore, this scheme is not in and additional landscaping proposed compliance with the relevant statutory within the site and this will effectively requirements for the preservation of Listed screen the buildings from the designated heritage assets within the Serlby Hall site. Buildings and their settings as well as As such, they will not be readily visible in national and local policies and should be the same context and as such, the level of refused permission. harm to the listed buildings will be no greater than that identified as part of the originally approved scheme. An assessment of the compliance of the scheme with local and national policy is given below. More weight should be given to the Listed It is considered that the correct amount of Buildings in making planning decisions. weight has been given in the consideration of this scheme. The objector was supportive of the 2015 This is stating fact and is not a material application as it proposed one large consideration in the determination of this building with the others being all of planning application. ‘human scale’. As such, no objections were raised at that point as it was considered that the proposal wasn’t harmful to the setting of the adjacent Listed Buildings.
As the varied application significantly See above. amends that previously approved by substituting smaller buildings for larger buildings, it is considered that this will negatively impact on the setting of Serlby Hall.
The documentation that accompanied this See above. new application is flawed and does not correctly assess the harm of the proposal on Serlby Hall. The increase in ordnance level at the See above. northern end of the site with the buildings being some 51m above existing ground levels will result in them being seen from Serlby Hall which is a Listed Building. This impact is worse than that previously approved.
Para 190 of the NPPF requires Councils to identify the significance of any heritage asset that may be affected by a proposal to ensure that harm to the asset is avoided or is minimised. Paragraph 193 of the NPPF states that in considering the impact of development on the significance of heritage assets, great weight should be given to the asset’s conservation. Para 196 of the NPPF advises that where development will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal.
It has previously been identified that the originally approved scheme caused some harm to the setting of designated heritage assets at Serlby Hall, however it was considered that the public benefits of the scheme outweighed the harm. In this amended scheme, the impact of the altered layout and the larger buildings must be considered on the setting of Serlby Hall and the other Listed Buildings on site. As stated previously, it is proposed to grade the site with the building on the southern part of the site being sited in an east/west orientation and at a reduced height to that previously approved. Therefore, the mass and impact of the proposal will be less than that previously approved. The buildings in the centre of the site which are directly to the west of the listed SerlbyHall and the other separately listed buildings in its grounds are taller and sited at a higher land level than previously approved, but will be screened from the listed hall and its grounds by a substantial wooded area (Nook Flatt Wood) and new landscaping proposed within and on the boundary of the site and therefore the impact should be minimal. The smaller building to the north of Snape Lane is to be orientated east to west and despite its increased height it will also have a minimal impact on the setting of the hall and its grounds, particularly if the existing tree cover in the area and the additional substantial planting proposed is taken into account.
Therefore, it is considered that the proposal will cause harm to the setting of Serlby Hall and the other listed buildings in its grounds, but due to the orientation of the buildings, the existing landforms and the planting proposed by the applicant, the level of harm is not considered to be any greater than that accepted in the consented scheme as confirmed by the BDC Conservation Officer. Therefore, in line with the requirements of paragraph 196 of the NPPF the identified harm must be weighed against the public benefits of the proposal. This scheme, is a revision of a previously approved industrial scheme for this site which will bring employment opportunities commensurate with the Council’s aim to regenerate Harworth Bircotes. It will also bring business rates and CIL monies to the Council which can also be spent in terms of public benefits in the locality. It is therefore considered that as the level of harm to the designated heritage assets with this scheme is considered to be no greater than that caused by the consented scheme, the public benefits outlined above, which would be similar to those identified for the original scheme, will outweigh the harm caused to the assets. Therefore, it is considered that this scheme complies with the statutory requirements to protect listed buildings, and it is also in line with the requirements of both local and national policy on protecting listed buildings and their settings.
RESIDENTIAL AMENITY
Policy DM4 of the Core Strategy requires that development does not materially or detrimentally affect the amenities of the occupiers of neighbouring properties. This requirement also forms part of paragraph 127 of the NPPF.
Objections have been received to this scheme on the following grounds:
Objection Assessment The raised land levels to the north of the The site lies to the west of Serlby Hall site will negatively impact on privacy at with intervening landscaped features Serlby Hall. This is a worse impact than such as a substantial wooded area (Nook that previously approved. Flatt Wood) in between and proposed new landscaping. It is not considered that the development of this site will impact on the living conditions of the occupier of Serlby Hall due to the distance in between and the landscape features identified above. Such sites operate on a 24/7 basis and This site has consent for 22 individual B1, will cause noise and disturbance to the B2 and B8 industrial units at present and residents of Blyth, Styrrup and Oldcotes. this scheme proposes to reduce the unit numbers to 5, albeit, they will be larger units. The new units will be B2 and B8 only and it is not considered that they will cause any greater impact on the living conditions of the residents of the surrounding settlements than that previously approved. Furthermore, this scheme has been discussed with the Council’s Environmental Health team, and other than suggesting conditions to minimise the impact of the scheme during the build stage, they have no concerns about the impact of the site once it is operational and are not suggesting any planning conditions to control or limit is use. The new height of the buildings proposed The site is not directly adjacent to the A1 will increase noise being reverberated and as such, it is not considered that towards the residents near the A1. There noise generated by vehicles travelling on is also a lack of acoustic planning in this the A1 will travel as far as the application proposal to minimise impact. site to be bounced back to the surrounding properties and villages as suggested will be the case by the objector. A condition is suggested to provide noise mitigation measures in connection with this scheme so that its impact is minimised on the nearest residential areas to the site.
Having regards to the above, this scheme is considered to comply with the requirements of policy DM4 of the Core Strategy and the requirements of paragraph 127 of the NPPF.
HIGHWAYS MATTERS
Paragraph 108 of the NPPF states that schemes can be supported where they provide safe and suitable access for all. This requirement is also contained in policy DM4 of the Council’s Core Strategy. Paragraph 109 of the NPPF makes it clear that development should only be prevented or refused on highway grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe.
Paragraph 91 of the NPPF states that all development should aim to achieve healthy, inclusive and safe places which encourage social interaction, are safe and accessible and enable and support healthy lifestyles. Paragraph 108 of the NPPF requires schemes to provide safe and suitable access for all users as well as looking at appropriate opportunities to promote sustainable transport modes.
Paragraph 110e of the NPPF requires schemes to be designed to enable charging of plug-in electric vehicles (EV) and other ultra-low emission vehicles (ULEV) in safe, accessible and convenient locations.
The County Highways authority has been consulted on this scheme and he comments that it is a shame that the original link road between Bawtry Road and Blyth Road through the site has been deleted as part of this scheme. It is the County Highway Officer’s opinion that this arrangement would have better distributed traffic in the area and would have prolonged the future road network capacity in the area. He also comments that the loss of the spine road will result in the loss of the opportunity to but a bus route directly through the centre of the site which would have provided direct access for users of the site. Regardless of the above, the Highway Officer has assessed the Transport Assessment that accompanies this revised scheme and agrees with its contents in that it demonstrates that the residual cumulative impacts of the development on the road network would not be severe. This opinion is taking account of existing committed development and subject to conditions and S106 provisions to provide £250,000 to help mitigate the impact of the development at the Blyth Road/Scrooby Road/Main Street/Tickhill Road/Bawtry Road double mini roundabout, the provision of a further £250,000 towards bus service improvements or bus fare subsidies to provide sustainable travel options and £50,000 to facilitate the erection of 4 new bus stops to serve the site from Bawtry and Blyth Road.
Whilst the Highway Officer is unhappy that the benefits provided by the original scheme will now be lost, he confirms that the scheme will be acceptable in highway terms as proposed with the mitigation outlined above.
The request for 2 additional bus stops over that previously approved is also a requirement of the County Planning Team as they also raised issues in terms of the sustainability of the revised scheme as submitted. Concern was raised that the loss of the spine road through the site would result in parts of it not being within an acceptable distance to a bus stop. Therefore, the original request for 2 bus stops which would be purchased via a £40,000 S106 contribution would no longer be sufficient to serve this scheme. The County has now confirmed that 4 bus stops are required to serve this site (likely to be 2 on Bawtry Road and 2 on Blyth Road) to ensure that it meets their bus stop accessibility standards and this will be secured through a new S106 requirement to provide £50,000. With this mitigation in place, the County Planning Team are now satisfied that the scheme can provide suitable accessible public transport options to and from the site.
Doncaster MBC has been consulted on this application due to the closeness of the site to the administrative boundary between BDC and DMBC and they have advised that whilst the proposal will result in the use of the road network in their district, its impact is unlikely to be any greater than that originally approved. As such, they do not raise any objections to this scheme and have not asked for any contributions towards highway mitigation works in their district.
The following objections have been received in relation to this scheme: Objection Assessment The removal of the link road within the site It is agreed that the loss of the access will discourage pedestrians from walking road through the site is a shame. to the site and is likely to increase However, its loss is unlikely to accidents. discourage people from walking to the site and footpath links can be provided within the site so that walkers do not have to walk around the perimeter of the site to access it. A footpath around the site is no longer A footpath around the perimeter of the shown around the site which was site is not shown on the indicative plan previously required by the County Council. for the originally approved scheme and neither was it a specified requirement in any of the original planning conditions or the S106 legal agreement. A footpath was shown on the edges of the link road which has been deleted from this scheme, however the new masterplan which is the subject of this application does show a pedestrian footpath link through the site in the broad area of the previous link road. The removal of the link road through the This is agreed with by the County site will increase traffic using the existing Highway Authority, but they have local road network. This will have a confirmed that having reviewed the particularly negative impact on the applicant’s Transport Assessment that vehicles travelling between Doncaster and the impact will not be severe and can be Worksop hospitals. mitigated against via the S106 contributions identified as being required as part of this new scheme. This proposal will increase traffic flow Again, the Highway Officer does make the which is already worse in the area since same point, but he is of the opinion that KFC and Starbucks opened. the impact is not sufficiently great to make it severe which is the trigger to refuse applications on highway grounds. Increase in traffic noise and pollution from The site is already consented for vehicles and no regards for speed limits. commercial purposes with more units than that proposed in this revised scheme and as such, the pollution levels generated is not expected to be significantly greater with this scheme over that previously approved. Drivers ignoring speed limits is not a material planning consideration and is controlled elsewhere under other legislation. Consideration should be given to moving The requirement to move the speed limit the 30mph speed limit beyond the sign on both Blyth Road and Bawtry Road entrance to Blyth. is requested as mitigation for the impact of this scheme by the County Highway Authority. The requirement to do this, will be in the S106 agreement (see relevant section below). How will the increase in traffic around the This junction has not been raised as one Serlby crossroads be managed, especially where mitigation is required as part of if you are not travelling on the main A614. this scheme by the County Highway Authority. Improvements should be made to the This did not form part of the requirements footpaths beyond Jane’s Café to benefit for the originally consented scheme and workers at the new site and members of neither has it been requested as part of the local community. this scheme. The removal of condition 12 erodes any Condition 12 has not been removed. It attempt to make the site more accessible has been amended following consultation for employees. with the Highway Authority and is now worded in such a way that BDC, NCC Highways and the applicant are happy with. The removal of condition 13 releases the This condition now appears as condition occupiers of the premises from an 12 in the suggested conditions below and ongoing commitment to review a unit only updates that previously approved. travel plan which will make them less As such, there is still a requirement to desirable for tenants. provide individual travel plans for each of the units on site.
Having regards to the above, the scheme with the mitigation as suggested in the planning conditions and the S106 can provide safe and suitable access for all in line with the requirements of paragraph 108 and 110 of the NPPF and the requirements of policy DM4 of the Core Strategy.
FLOODING/DRAINAGE
The NPPF at paragraph 155 and policy DM12 of the Core Strategy makes it clear that development in areas at risk of flooding should be avoided by directing development away from the areas at the highest risk. The application site lies in a flood zone 1 area which is land at the least risk of flooding where appropriate development would be supported. As such, no objections have been received from the Environment agency to this proposal.
Paragraph 163 of the NPPF requires that proposals do not increase flood risk elsewhere and should be developed in line with a site specific flood risk assessment which incorporates a Sustainable Urban Drainage solution.
In terms of surface drainage, the applicant has amended the original scheme and is now proposing to provide four separate attenuation ponds on the eastern edges of the site. The revised scheme has been considered by the LLFA and they do not raise any objections to the alterations proposed by the applicant to that previously approved.
Therefore, it is considered that this proposal complies with the requirements of paragraphs 155 and 163 of the NPPF and the requirements of policy DM12 of the Council’s Core Strategy.
ECOLOGY/TREES
The content of paragraph 175 of the NPPF is applicable as it states that in dealing with planning applications, councils must consider the harm of a scheme on biodiversity. Some harm to biodiversity is allowed, but it states that significant harm should be avoided, adequate mitigation should be provided or if this is not possible, the loss should be compensated for. If none of the above is possible, then permission should be refused.
An objection has been received in relation to this scheme stating that it will destroy the trees, ecology and conservation in the area and also that the green space on site has been reduced from 34.7ha to only 14.78ha. It must be remembered in the consideration of this scheme that there is already an extant planning permission for the delivery of industrial units on this land and that scheme will have an impact on the existing trees, ecology and conservation in the area.
The Nottinghamshire Wildlife Trust was consulted on the original scheme and they have also been consulted on this revised scheme and they have advised that they do not have any objections to this scheme. They have requested conditions on the planning permission to ensure that the site is developed with regards to the protection of species on site. They have also not raised any ecological objections to this scheme on the grounds that the green space has been reduced over that previously approved.
Having regards to the above, this scheme is considered to comply with the requirements of paragraph 175 of the NPPF.
INFRASTRUCTURE/CONTRIBUTIONS
Paragraph 56 of the NPPF makes it clear that contributions can be sourced from schemes where they overcome identified issues to make the scheme acceptable in planning terms. The originally approved scheme secured £40,000 towards public transport infrastructure improvements and a £250,000 public transport contribution to ensure that the site provided alternative sustainable travel modes for the staff working on site.
The revised scheme will provide the following:
• A contribution of £250,000 to mitigate the impact of the development on the Blyth Road/Scrooby Road/Main Street/Tickhill Road/Bawtry Road double mini roundabout. • A contribution of £250,000 towards bus service improvements or bus fare subsidies to provide sustainable travel options. • £50,000 towards the provision of 4 new bus stops in locations to be agreed with the County Council along Blyth Road and Bawtry Road.
The provision of the infrastructure requirements as outlined above in the revised scheme will contribute towards providing sustainable transport options for people wishing to visit the site and is in line with the requirements of the NPPF as this contribution will make the scheme acceptable in planning terms.
OTHER ISSUES
The following objections which do not fall into any of the other categories identified above have been received in relation to this scheme. They raise the following points:
Objection Assessment The reduced number of larger units will This is the opinion of the objector. The limit the ability of the applicant to market applicant has advised that he has tried to the site market the site as previously approved and the demand for small units is low at present and the site is proving difficult to market to prospective tenant. However, demand for larger units along the main arterial routes in the country, such as those that currently exist adjacent to the A1/M1/M18/M62 amongst others show that there is a demand for large units to service the need of large operators. This site will help to meet that need. This should be a new application rather Despite this being an application to vary than an amendment to a previously conditions to that previously approved, it approved permission. has to be scrutinised and considered in the same way as the original application would have been. This application will also generate a new planning permission where the Council can review the conditions previously imposed and recommend new ones if they are considered to be reasonable to resolve any issues identified with this new revised scheme. The proportion of B8 storage distribution 21 of the 22 units previously approved buildings has proportionally increased in could have been used for B8 storage and this new scheme compared to the original. distribution purposes as well as for a B2 use. This was a flexible permission so that the applicant could market the site for either use. All 5 units now proposed can be used for either B2 or B8 use and as such, this is not considered to be any different to that previously approved. There is no evidence to suggest that this The Council has identified Harworth as a site is needed. growth area in the district where economic development is supported and encouraged. This site already has a permission on it for 22 units, and what is proposed has been reduced down to 5 larger units. Despite the reduction in units, the proposal is still considered to positively contribute towards providing economic development opportunities in Harworth as envisaged by the Council. Symmetry Park is still vacant. Do we need See above. this site?
If this is approved, then it is requested that Condition 5 below requires the developer the part closest to Harworth be developed to submit a phasing plan for agreement. It first. will be up to the Council once that phasing plan comes in to agree with the developer as to which part of the site is developed first. However, this could potentially be the Harworth end as requested by the objector. If this site is approved and the new tenant This is the opinion of Councillor Jack moves out in the future, the site will Bowker. Whether the site is occupied and become a ‘white elephant’ and if this is the remains occupied once planning case the harm that it will cause to the permission has been granted is surrounding area will not be justified. speculation and this cannot be considered to be a material consideration in the determination of this scheme.
CONCLUSION/PLANNING BALANCE
As the Core Strategy is deemed to be out of date having regards to the contents of paragraph 33 of the NPPF, paragraph 11 of the NPPF makes it clear that the scheme should be considered under the planning balance test where planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF when taken as a whole.
An assessment of the benefits and negatives provided by the scheme is given below with the weight apportioned to this in making a recommendation on this scheme:
Benefits/negatives of the revised Weight given to the benefit/negative in scheme decision making The site is outside of the designated The strategic policies in the Bassetlaw development limits for Harworth and is not Core Strategy are considered to be out of allocated in the Core Strategy. It is contrary date as they have not been reviewed in to the requirements of policies CS1 & CS4 the last 5 years as required by paragraph of the Bassetlaw Core Strategy. 33 of the NPPF. Therefore, the fact that the site is outside the development limits for Harworth carries limited weight in the determination of this application. Creation of temporary construction related Whilst this may only be a transient part of jobs on site, local jobs in relation to the this scheme, it meets the requirements of construction and fitting out of the buildings. the economic objectives outlined in paragraph 8 of the NPPF and as such it carries a medium level of weight in the determination of this case. Ongoing contribution to the local economy The Core Strategy envisages that both in terms of attracting new businesses Harworth will be an area where economic into the district and the generation of development and regeneration will be employment opportunities. encouraged. This scheme helps to meet that requirement and also the economic objectives outlined in paragraph 8 of the NPPF. This therefore carries significant weight in the determination of this application.
Generation of CIL and Business Rate The scheme brings with it payments to money for Bassetlaw District Council which Bassetlaw Council that can be reinvested can potentially be reinvested into the local back into the local economy. This is economy considered to carry significant weight in the determination of this case. Helps to meet the need for larger industrial This scheme will help to meet the units along the A1 corridor. Council’s requirements to regenerate Harworth through providing new economic development opportunities. It also meets the requirements of paragraph 82 of the NPPF which requires planning decisions to recognise the specific locational requirements of different sectors. This therefore carries significant weight in the determination of this application. No consultee objections to this scheme. This carries significant weight in the determination of this application. The provision of a financial contribution This will help to provide sustainable towards public transport and public travel options to and from the site which transport infrastructure. The scheme will will link in with the existing public also be accompanied by a site wide and transport infrastructure in the area. This individual unit travel plan. meets the social objectives of the NPPF and is considered to carry significant weight in the determination of this scheme. The proposal causes harm to the setting of Harm was identified to Serlby Hall from Serlby Hall and the associated designated the previously approved scheme, but the heritage assets in its grounds. public benefits of that scheme which are similar for this new revised scheme were accepted when permission was granted. This scheme will cause harm to the setting of Serlby Hall, however it is again considered that the public benefits of the scheme outweigh the harm. Therefore, significant weight is given to this in the determination of this scheme. The proposal will result in the loss of the Whilst the loss of the link road is a originally consented link road through the shame, the Highway Authority is content site which provided a better solution to that the revised scheme will not cause a distribute traffic through the area than that severe impact on the local road network proposed and also provided for better public and that its impact can be mitigated via transport connections to and from the site. the suggested planning conditions and the requirements of the S106 agreement. Furthermore, the requirements of the S106 agreement will provide public transport infrastructure that is to the County Council agreed standards. This is considered to carry significant weight in the determination of this case.
Having regards to benefits outlined above, and the scale and form of the development, it is considered that these when considered cumulatively outweigh the identified harm and as such, the proposal would constitute sustainable development as defined in paragraph 11 of the NPPF and accordingly the scheme must be granted planning permission.
RECOMMENDATION:
Grant subject to conditions and the execution of a S106 agreement/unilateral undertaking to deliver the following:
• To require the developer to enter into making three separate Traffic Regulation Orders to Nottinghamshire County Council to reduce the speed limit on the A614 Bawtry Road and Blyth Road, and to limit the weight of vehicles using Snape Lane between the A614 Bawtry Road and the former glassworks. • A contribution of £250,000 to mitigate the impact of the development on the Blyth Road/Scrooby Road/Main Street/Tickhill Road/Bawtry Road double mini roundabout. • A contribution of £250,000 towards bus service improvements or bus fare subsidies to provide sustainable travel options.
CONDITIONS/REASONS:
1. Application for approval of reserved matters shall be made not later than the 14 March 2027 and the development shall be begun not later than: a) The expiration of two years from the final approval of the reserved matters or; b) In the case of approval of the reserved matters on different dates, the final approval of the last such matter to be approved.
Reason: To comply with section 51 of the Planning and Compulsory Purchase Act 2004
2. No phase of development shall commence until full details of the following reserved matters for that particular phase of development have been submitted to and approved by Local Planning Authority: - The scale and appearance of the building(s); - The layout; and the - Landscaping of the site.
Reason: This permission is granted in respect of an outline application which did not contain details of the matters hereby reserved for approval.
3. The Reserved Matters submitted in accordance with conditions 1 and 2 shall be accompanied by a Design Statement demonstrating that the proposal does not exceed the parameters as set in the June 2019 Environmental Impact Assessment (EIA) and as identified in the Parameters Plan 4246-M011-P9 received on 26 June 2019.
Reason: The application has been the subject of an environmental assessment that has examined the impacts from the development, including the additional information and amendments. The development must be limited to that considered within that assessment and the additional and amended plans.
4. The development hereby permitted shall be in accordance with the following approved plans:
• Parameter plan reference number 4246-M011 Rev P9 received on 26 June 2019 • Red line site location plan reference number 4246-M012 Rev P1 received on 26 June 2019 • Landscape mitigation plan reference number EH-LP-07 received on 18 July 2019
Reason: For the avoidance of doubt.
5. Concurrently with the submission of the reserved matters for this scheme, a programme for the phasing of the works to which those reserved matters relate, shall be submitted to the Local Planning Authority for approval. The scheme shall include details of the making up of roads, footpaths and other infrastructure works, buildings, car parking areas and areas of open space. The development of the site shall only take place in accordance with the details agreed in the approved phasing scheme unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the phasing of the development allows the satisfactory provision of access, infrastructure and general amenity before the elements of the development are in place.
6. The routing for construction traffic for each phase of development shall be submitted to and approved in writing by the Local Planning Authority and the access provided before the development commences on land to which that particular phase of development relates and no other access points for construction traffic shall be provided unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interest of highway safety and to protect the amenity of residential areas.
7. The buildings shall not be occupied until the associated parking areas and manoeuvring areas have been drained and surfaced in accordance with the details approved in writing by the Local Planning Authority. The facilities so provided shall not be used, thereafter, for any purpose other than the parking and manoeuvring of vehicles, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure adequate off-street parking provision is made and to ensure surface water from the site is not deposited on the public highway.
8. Concurrently with the submission of the reserved matters for this scheme, a plan indicating proposed pedestrian and cycle links through the part of the site which that particular reserved matters scheme applies to shall be submitted to for approval by the Local Planning Authority. The pedestrian and cycle links for each phase of development shall thereafter be implemented in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To promote sustainable travel.
9. The development shall not exceed 235,000sq.m gross floor area. The development shall not exceed either (a) 117,500sqm of total floorspace from Blyth Road, of which no more than 70,500sq.m gross floor area shall be of B1(c)/B2 land uses and all residual development to be of B8 land uses and 117,500sq.m of B8 land use only served from Bawtry Road or (b) the development shall not exceed 141,000sqm of total floorspace from Blyth Road, of which no more than 70,500sq.m gross floor area shall be of B1(c)/B2 land uses and all residual development to be of of B8 land uses and 94,000sq.m of B8 land use only served from Bawtry Road.
Reason: In the interest of highway network capacity.
10. Concurrently with the submission of the reserved matters for this site, details of the proposed arrangements and plan for future management and maintenance of the proposed roads and associated drainage contained within the development, which shall include a binding commitment on the owner(s) and future owner(s) of the development, shall be submitted to and for approval by the District Council. All streets and its associated drainage shall thereafter be maintained in accordance with the approved management and maintenance details unless covered by an agreement entered into in accordance with Section 38 Highways Act 1980.
Reason: To ensure that the responsibility for the maintenance of the estate roads is clearly established from the outset and that the roads are maintained to an appropriate standard thereafter.
11. The reserved matters for each phase of the development hereby permitted shall include a master and phasing plan for the whole site to be approved in writing by the District Council and which shall be updated on each reserved matters submission (for the avoidance of doubt the submitted master plans shall be considered to be for indicative purposes only). The master and phasing plan shall incorporate the following to be implemented in accordance with the approved phasing plan:
(a) Footways, footpaths and cycle routes through the development, connections to the surrounding area, and extensions of existing footways in order to minimise reasonable walking distances, which shall include dropped pedestrian crossings and tactile paving where required, a continuous footway on Blyth Road between Harworth Avenue and Harworth Business Park, a continuous footway from a point north of the Bawtry Road access to connect with the existing footway to the south of the bus stop adjacent Jayne's Place Café, and a continuous footway from a point southeast of the Snape Lane access connecting to the existing footway to the northwest and the Selby Road footway adjacent Bryans Close;
(b) Bus stop locations around the site including shelters, solar lighting, raised boarding kerbs, lowered access kerbs, real time poles and displays with associated electrical connections and bus stop clearway markings;
(c) The layout and marking of car parking, servicing and manoeuvring areas; (d) Details of the means of foul and surface water drainage together with a programme of implementation;
(e) Cycle and bin storage facilities;
(f) Flood lighting/exterior lighting including lux plots that include spillage onto the highway;
(g) Provision for lorry manoeuvring and routeing including abnormal loads and restrictions to lorry movements to the southeast of the Snape Lane junction as detailed on plan reference DPL SK701 Rev E;
(h) The means of access and highway route for demolition and construction traffic;
(i) Wheel washing facilities and street cleansing (including full details of its specification and siting) that maybe varied from time to time with the approval of the District Council and as made necessary by the works or ground conditions in any phase;
(j) The identification of existing site accesses and details of their removal (including the Steer Bank Farm accesses and associated Blyth Road right turn lane).
Reason: In the interest of highway safety and to encourage and promote sustainable travel.
12. Prior to occupation or reoccupation of any premises, B1(c) light industrial unit greater than 2,500sq.m, a B2 general industrial unit greater than 4,000sq.m, or a B8 storage or distribution unit greater than 5,000sq.m, a Unit Travel Plan for those premises shall be submitted to the District Council for approval in accordance with the terms set out in the Unit Travel Plan Framework issue D dated October 2019 and in accordance with the obligations set out in the S106 Agreement.
Reason: To ensure that sustainable travel methods are incorporated into the development and carried out as part of the daily operation of the site.
13. Concurrently with the submission of the reserved matters for this site, a scheme to dispose of foul and surface water for the part of the site to which the reserved matters scheme applies to shall be submitted for approval by the Local Planning Authority. The scheme shall be implemented as approved.
Reason: To prevent pollution of the underlying principal aquifer.
14. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the Local Planning Authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.
Reason: To prevent pollution of the underlying principal aquifer.
15. Concurrently with the submission of the reserved matters for this scheme, details of the methods of the disposal of surface water and foul sewage for the part of the scheme to which the reserved matters applies shall have been submitted for approval by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details before each of the relevant phases of the development are first brought into use.
Reason: To ensure the provision of adequate drainage.
16. Concurrently with the submission of the reserved matters for this scheme, an Ecological Management Plan outlining habitat creation, mitigation and enhancement requirements, long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owned domestic gardens) to which the reserved matters scheme applies shall be submitted for approval by the Local Planning Authority. The Ecological Management Plan for that phase shall be carried out as approved and any subsequent variations shall be agreed in writing by the Local Planning Authority.
The scheme shall include the following elements:
(i) Details of all mitigation works to be undertaken on the site; (ii) Details of all enhancement works to be undertaken on the site; (iii) Details of the extent and type of planting; (iv) Details of maintenance regimes and the responsibility of maintenance; (v) Details of treatment of site boundaries and/or buffers around the site; (vi) Management plans for specific areas i.e. woodland or wetland areas.
Reason: This condition is necessary to ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site in line with national planning policy.
17. Prior to the commencement of any works to remove vegetation and to demolish and remove buildings from the site, a qualified Ecologist shall be employed to assess the site for ecology which may be harmed by the proposed works if not adequately controlled. Details of the Ecologist used shall be submitted to the Local Planning Authority 14 days before works are due to commence on site and the timing and methodology of the clearance works shall be in line with the recommendations of the Ecologist. A copy of the recommendations of the ecologist shall be submitted to the Local Planning Authority for our records no later than 7 days after the works have been carried out.
Reason: In order to minimize, and mitigate where possible, the impacts of the development on ecology within the site.
18. Concurrently with the submission of the reserved matters for this scheme, a landscape strategy and landscape management plan for the Green Infrastructure areas for that particular zone, as identified on the submitted Parameters Plan to which the submitted reserved matters scheme applies to shall be submitted in writing for approval by the Local Planning Authority. These works shall be carried out as approved according to the agreed implementation programme. These details shall include:-
(i) Details of how proposed landscaping contributes to the ecological mitigation and compensation measures. (ii) An implementation programme, including a mechanism and timetabling for the submission of details to the Local Planning Authority for consideration. (iii) Proposed finished levels or contours. (iv) Retained landscape features and proposals for restoration, where relevant that shall include the retention and enhancement of the woodland/tree belt (v) Details of proposed boundary fencing.
Reason: To address issues raised in and take account of the recommendations of the Environmental Statement with particular regard to ecology and to landscape impact.
19. Concurrently with the submission of the reserved matters for this site, a scheme for the landscape treatment of the areas of open space to which the reserved matters scheme applies to together with the means of ongoing management shall be submitted for agreement by the Local Planning Authority. The agreed scheme shall be fully implemented within 9 months of the occupation of the first building on that phase of the development which contains the open space. Any trees or shrubs removed, dying, being severely damaged or becoming seriously diseased within 5 years of planting shall be replaced by trees or shrubs of a size and species similar to those originally required to be planted.
Reason: To ensure the satisfactory of overall appearance of the completed development and to help assimilate the new development into its surroundings.
20. Concurrently with the submission of the reserved matters for this site, a scheme for the treatment of all boundaries of the parcel of land that the reserved matters scheme applies to shall be submitted to the Local Planning Authority for approval. The agreed scheme shall be fully implemented before the first occupation of any dwelling or building on that phase or within such time as may have been agreed in writing by the Local Planning Authority.
Reason: To ensure the satisfactory overall appearance give completed development and to safeguard the amenity and safety of residents living in the vicinity of the site.
21. Concurrently with the submission of the reserved matters for this site, details of a scheme for the archaeological mitigation of the parcel of land to which the reserved matters scheme applies to shall be submitted for agreement by the Local Planning Authority. Thereafter the scheme shall be implemented in full accordance with the approved details.
Reason: To ensure that any features of archaeological interest are protected or recorded.
22. Concurrently with the reserved matters for this scheme, a programme of building recording in accordance with Historic England Level 1 shall be submitted for approval by the Local Planning Authority for the demolition of Steer Bank Farmhouse. Details of Steer Bank Farmhouse shall be recorded in full accordance with the agreed scheme.
Reason: To ensure and safeguard the recording and inspection of matters of archaeological/historical importance associated with the building.
23. Concurrently with the submission of the reserved matters for this scheme, a Construction Method Statement for the part of the site to which the reserved matters scheme applies to shall be submitted to the Local Planning Authority for approval. The approved statement shall be adhered to throughout the construction period. The Statement shall provide for:
(i) The parking of vehicles of the site operatives and visitors; (ii) Loading and unloading of plant and materials; (iii) Storage of plant and materials used in constructing the development; (iv) The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; (v) Wheel washing facilities; (vi) A scheme for recycling/disposing of waste resulting from demolition and construction works; (vii) The means of access and routing for demolition and construction traffic hours of operation;
Reason: To ensure minimum impact on the amenity of the surrounding area, biodiversity and the road network.
24. Concurrently with the submission of the reserved matters scheme for this site, a scheme for lighting associated with the construction works relating to the phase of the development that the reserved matters scheme applies to shall be submitted to the Local Planning Authority for consideration. The scheme shall thereafter be implemented in accordance with the approved details.
Reason: To safeguard the amenity of residents living in the vicinity of the site and to prevent unnecessary lighting of the site and surrounding area.
25. Before any part of each phase of development is first occupied, a scheme for lighting of external areas of public space and footpaths within that phase shall be submitted to and approved in writing by the Local Planning Authority including details regarding the implementation of the proposed scheme. The approved measures shall thereafter be implemented, retained and operated in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the amenity of residents living in the vicinity of the site and to prevent unnecessary lighting of the site and surrounding area.
26. Concurrently with the submission of the reserved matters for this site, precise details of the means of providing sound attenuation protection for the part of the development to which the reserved matters scheme applies to from potential noise from existing adjacent industrial units and attenuation measures to be carried out to the proposed industrial units to protect both existing and proposed dwellings from potential noise shall be submitted to the LPA for consideration and agreement. The agreed attenuation measures shall be carried out in full before the first occupation of any relevant dwelling or industrial unit in each phase unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the amenity of new and existing residents is safeguarded.
27. Concurrently with the submission of the reserved matters for this site, means of suppressing dust from the breaking up of existing areas of hard surfacing, the movement of material to and from the site and other construction work for the part of the development to which the reserved matters scheme applies to shall be submitted to the Local Planning Authority for agreement. The development shall only take place incorporating those details agreed unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the amenity of nearby dwellings and places of work in the vicinity of the application site.
28. No work relating to site preparation or construction shall take place outside the hours of 8:00 am to 6:00 pm Mondays to Fridays and 8:00 am to 12:00 midday on Saturday and not at all on Sundays and Bank or Public Holidays.
Reason: To safeguard the amenity of dwellings located in the vicinity of the application site.
29. Prior to commencement of each phase development, the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:
1. The site investigation results and the detailed risk assessment and, based on those, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 2. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the options appraisal and remediation strategy, are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved.
Reason: To ensure protection of controlled waters, including addressing contamination risks to the underlying Nottingham Castle Formation which is classified as a principal aquifer.
30. Concurrently with the submission of the reserved matters for this site, details of finished floor levels of all buildings, road, pathway and parking area levels, together with corresponding levels at each boundary and any retaining structure to which the reserved matters scheme applies to shall be submitted for agreement by the Local Planning Authority. All finished site shall accord with the approved details unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that relationships within the site, buildings, features and land outside the site are acceptable.
31. Concurrently with the submission of the reserved matters for this site an assessment of the likely impact of the development on air quality to the part of the site to which the reserved matters scheme relates to shall be submitted for agreement by the Local Planning Authority. This work shall be carried out by a suitably qualified person and the assessment shall consider the impact of the proposed development on the air quality objectives described in the National Air Quality Strategy. The development shall be carried out only in accordance with the agreed details.
Reason: To ensure that the site, when developed, does not unreasonably increase the levels of key air pollutants above the national health-based criteria objectives.
32. Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there would be no resultant adverse impact.
Reason: It is noted that there may be a requirement for piled foundations. If piling is required the applicant should demonstrate that there would no adverse resultant impact and in the interests of residential amenity.
33. Concurrently with the submission of the reserved matters for this site details of a scheme for the provision and positioning of an appropriate number of bird and bat boxes, to provide nesting/roosting opportunities, which relate to the reserved matters scheme applied for shall be submitted for agreement by the Local Planning Authority. The development shall be carried out only in accordance with the agreed details.
Reason: To provide nesting and roosting opportunities for birds and bats.
34. Concurrently with the submission of reserved for this site, details of the provision made for Electric Vehicle (EV) and Ultra Low Emission Vehicle (ULEV) charging points which relate to the part of the site that the reserved matters scheme applies to shall be submitted for agreement by the Local Planning Authority. The EV and ULEV charge points shall be provided prior to the commencement of the occupation of the respective unit and shall be maintained and retained for the lifetime of the development, or until such a time as they may be made redundant by future advancements in vehicle fuelling technology.
Reason - To comply with the requirements of paragraph 110(e) of the NPPF which relates to the provision of infrastructure for EV and ULEV charging.
35. No development shall be occupied served from the A614 Bawtry Road until such time as the eastern ghost island right turn lane as detailed on plan reference DPL SK700 Rev E is in place and no development shall be occupied served from Blyth Road until such time as the western ghost island right turn lane as detailed on plan reference DPL SK700 Rev E is in place, or in both cases, in accordance with subsequently amended details as agreed in writing by the LPA, and no employment unit shall be occupied until the roads affording access to that unit have been completed.
Reason: In the interest of highway safety and to provide safe and suitable access for all in line with the requirements of paragraph 108 of the NPPF.
36. An updated badger survey shall be carried out and submitted to the Local Planning Authority for approval within 3 months of the commencement of clearance works on any part of the site. The site shall thereafter be developed in line with the recommendations of the updated report.
Reason: In the interest of protecting wildlife on site.
37. Prior to commencement of any works on any part of the individual zones on site, a Reasonable Avoidance Measures Statement (RAMS) prepared by a qualified ecologist relating to the reptiles on site shall be submitted to and approved in writing by the Local Planning Authority. The site shall be developed in line with the recommendations of the RAMS.
Reason: In the interest of protecting wildlife on site.
Decision notice for application 15/00971/OUT