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Planning Statement Planning Statement Erection of industrial building Chester Road, Bretton, Chester, CH4 0DH Howarth Timber and Building Supplies SEPTEMBER 2020 Mosaic Town Planning Enquiries.: 0161 638 8654 10th Floor [email protected] Chancery Place 50 Brown St. www.mosaictownplanning.com Manchester M2 2JG Prepared by: Andrew Jalali Version: Submission Version Date of Issue: 14th September 2020 Contents 1 Introduction .................................................................................................. 2 2 The Proposals ................................................................................................ 3 3 Site and Surroundings .................................................................................... 4 4 Planning Policy, Guidance and Evidence Base ................................................. 5 National Planning Policy ..................................................................................................................... 5 Planning Policy Wales – Edition 10 (December 2018) ...................................................................... 5 Technical Advice Note (TAN) 15 – Development and Flood Risk (2004) ........................................... 5 Technical Advice Note (TAN) 23 – Economic Development (2014) ................................................... 6 Local Planning Policy ........................................................................................................................... 6 Flintshire Unitary Development Plan 2000-2015 (2011) .................................................................. 7 5 Analysis ........................................................................................................ 8 Principle .............................................................................................................................................. 8 Design and Layout ............................................................................................................................... 9 Access and Vehicular Movement ...................................................................................................... 10 Flood Risk .......................................................................................................................................... 10 6 Conclusions ................................................................................................. 11 1 Introduction 1.1 This Planning Statement accompanies a full planning application for the erection of an industrial storage building on behalf of Howarth Timber and Building Supplies. The proposal is described in more detail in Section 2. 1.2 This Statement considers the site and its surroundings and summarises the planning policies which are material to the proposal, together with other guidance and evidence which have been taken into account. 1.3 The analysis addresses all of the issues which are considered to be relevant to the determination of the planning application. It concludes that planning permission should be granted, having regard to the development plan and other material considerations. 1.4 This Statement should be read in conjunction with the following documents: • Site Location Plan (MHA Architects Ref.: 1MO55-MHA-FS-00-DR-A-01-001) • Proposed Site Plan, Plans, Elevations and Sections (MHA Architects Ref.: 1MO55-MHA-XX-XX- DR-A-00-001) Howarth Timber and Building Supplies – Broughton Works, Chester Rd, Bretton, Chester, CH4 0DH 2 2 The Proposals 2.1 The application description is as follows: “Erection of a storage building ancillary to existing operations at Howarth Timber & Building Supplies” 2.2 Howarth Timber and Building Supplies is a chain of timber and builders’ merchants supplying timber, windows, doors and timber engineering products and services. The company supplies to professional tradesmen, construction businesses and self-builders, and is based across 30 branches offering collection or delivery. 2.3 The company has identified an urgent need for the new building to provide additional storage space following continued growth in the demand for timber and building materials. As the company has yet to determine the long-term pattern of this growth and future site development plans, the proposed building provides an immediate and short-term internal storage solution. 2.4 The building will be used for the storage of timber products and building materials prior to delivery or pick-up by customers. 2.5 The storage building will measure 15m length x 15m width with a 6m eaves / 8.7m ridge height. The gross internal floorspace of the building is 225sqm. The building is located to the east of the main Howarth Timber building and builders’ yard and will occupy a small proportion of the yard area. 2.6 The location of the building was chosen such that it makes efficient use of the yard area currently used for the external storage of building supplies. The building will store the same product already on site, protecting supplies from the weather and theft. It will also be located in proximity to the company’s main warehouse, minimising the unnecessary movement of stock. The proposed building will be a detached, freestanding structure that will be secured to the ground using chemical anchor bolts drilled into the existing hardstanding. 2.7 The building will be constructed from a dull silver aluminium frame with galvanised steel connections, a thermo insulated translucent PVC roof and grey single sheet steel cladding. The northern elevation is proposed to include a roller shutter door and personnel door, all of which will be steel clad. The design of the building will ensure a quick delivery and erection, minimising disruption to existing operations. 2.8 Vehicular access is as existing off Chester Road. As the yard area to be occupied by the building is not currently used for car parking or HGV loading, there will be no impact on any existing parking and HGV manoeuvrability arrangements at the site. Howarth Timber and Building Supplies – Broughton Works, Chester Rd, Bretton, Chester, CH4 0DH 3 3 Site and Surroundings 3.1 The 0.62ha site is an existing industrial site located off Chester Road, adjacent to a number of industrial and office buildings to the north east of the Broughton and Bretton. It is situated off Chester Way (A5104), close to the A55 North Wales Expressway. 3.2 To the north and east is the large-scale Airbus factory occupying Hawarden Airport and the recently constructed Advanced Manufacturing and Research Institute facility. To the south is the Broughton Retail Park and to the west is additional Airbus facilities and extensive parking for Airbus employees. 3.3 The application site consists of three buildings towards the entrance fronting Chester Road. The builders’ merchant operates out of these buildings, which are primarily used for storage and distribution, with a counter for on-site sales located in the southern most building by the entrance. 3.4 The applicant also owns the adjacent Springfield House, which operates as the site office. 3.5 There is car parking on site for 15 cars and an additional disabled space, all located at the entrance. Parking availability for employees and customers on-site is ample and will not be affected by the proposed building, as the area is already used for storage. 3.6 Bus stops are located adjacent to the site along Chester Road, offering frequent (2 to 4 per hour) services between Chester, Broughton, Holywell and Mold. 3.7 The application site lies entirely within Flood Zone C1 as defined by the development advice map referred to under TAN 15 Development and Flood Risk (July 2004). These are areas of the floodplain which are developed and served by significant infrastructure, including flood defences. Howarth Timber and Building Supplies – Broughton Works, Chester Rd, Bretton, Chester, CH4 0DH 4 4 Planning Policy, Guidance and Evidence Base National Planning Policy Planning Policy Wales – Edition 10 (December 2018) 4.1 One of the key planning principles of this document is to grow the economy in a sustainable manner. On achieving the right development in the right places this principle states: “The planning system should enable development which contributes to long term economic well-being, making the best use of existing infrastructure and planning for new supporting infrastructure and services. Communities, national and local government, businesses, and the third sector must work together to take a long term view, integrating and aligning priorities through greater collaboration to achieve sustainable economic benefits for all in line with the well-being goals.” 4.2 Chapter 5 of this document, for Productive and Enterprising Places, states that the planning system should “…should ensure that the growth of output and employment in Wales as a whole is not constrained by a shortage of land for economic uses.” (Parag. 5.4.1) 4.3 In steering development to the most appropriate locations, Local Planning Authorities should aim to “support national, regional, and local economic policies and strategies;” and “promote the re-use of previously developed, vacant and underused land” (Parag. 5.4.13). Technical Advice Note (TAN) 15 – Development and Flood Risk (2004) 4.4 Paragraph 6.1 states that “Much urban development in Wales has taken place alongside rivers and in the coastal plain. It is therefore inevitable, despite the overall aim to avoid flood risk areas, that some existing development will be vulnerable to flooding and fall within zone C. Some flexibility is necessary
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