APPLICATION FOR FULL PLANNING PERMISSION FORMER QUINN RADIATOR FACTORY, IMPERIAL PARK, NEWPORT APPLICATION FOR FULL PLANNING PERMISSION FOR THE CHANGE OF USE OF THE MAIN BUILDING FROM B2 (GENERAL INDUSTRIAL) AND B8 (STORAGE AND DISTRIBUTION) USE CLASS WITH ANCILLARY B1 (BUSINESS) USE TO FLEXIBLE USE CLASS COMPRISING B1 (BUSINESS), B2 (GENERAL INDUSTRIAL) AND B8 (STORAGE AND DISTRIBUTION) TO ALLOW THE SUBDIVISION OF THE BUILDING TO CREATE 5 NEW UNITS WITH ASSOCIATED WORKS PLANNING STATEMENT FEBRUARY 2021 F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use of Former Quinn Radiator Factory, Imperial Park Planning Statement Page 2 of 34 CONTENTS Chapter 1 Introduction Chapter 2 Site and Surroundings Chapter 3 Development Proposals Chapter 4 Planning Policy Context Chapter 5 Material Considerations Chapter 6 Summary and Conclusion APPENDICES Appendix 1 - Planning Policy Context F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 3 of 34 EXECUTIVE SUMMARY This Planning Statement outlines that, on the basis of and informed by a comprehensive review of both the policy and physical context of the application site, the site is considered to be suitable to accommodate a change of use for the sub-division of the main building to allow flexible uses of B2/B8 use classes per unit and general associated work, and therefore the proposals should be viewed favourably for the following reasons: The proposed development seeks to change the existing use factory to a variety of B Class Uses on a brownfield site within a sustainable location. It is considered that there are several material considerations in support of the application, including the following: • The site lies within settlement boundary limits and on an under-utilised, vacant brownfield site; • The principle of developing the site as an employment would be acceptable in principle in terms of the LDP; • The proposal will benefit economically both the city of Newport and the wider Cardiff Capital City Region; • The change of use will create employment opportunities in the locality and improve Imperial Park as an ‘employment hub’; • The development would not result in a harmful impact on the residential amenity of the neighbouring properties; • The proposals would not result in an adverse highways impact, and the parking provision is considered acceptable given the sustainable location of the site; • It is not envisaged that there would be any adverse impacts in respect of flood risk, PRoWs and landscape. Having regard to the above material considerations, it is considered that the proposed development represents an appropriate and policy compliant scheme, which makes good use of this existing site to the benefit of the wider community. Accordingly, it is considered that the proposed development comprises a high-quality employment scheme in a much-needed location and is acceptable by way of its location, design, scale, community safety and its minimal environmental impacts. We therefore respectfully request that this application be approved. F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 4 of 34 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared in support of an application for Full Planning Permission, submitted on behalf of F55 Sterling Newport S. à r. l. in relation to the following development proposal at the Former Quinn Radiator Factory, Imperial Park, Newport. “APPLICATION FOR FULL PLANNING PERMISSION FOR THE CHANGE OF USE OF THE MAIN BUILDING FROM B2 (GENERAL INDUSTRIAL) AND B8 (STORAGE AND DISTRIBUTION) USE CLASS WITH ANCILLARY B1 (BUSINESS) USE TO FLEXIBLE USE CLASS COMPRISING B1 (BUSINESS), B2 (GENERAL INDUSTRIAL) AND B8 (STORAGE AND DISTRIBUTION) TO ALLOW THE SUBDIVISION OF THE BUILDING TO CREATE 5 NEW UNITS WITH ASSOCIATED WORKS.” 1.2 This Planning Statement outlines the context within which the application is made and provides a detailed examination of the main planning considerations raised by the proposals, together with reasoned justification in support of the proposed development. 1.3 The statement is structured as follows: • Section 2 provides a description of the characteristics of the site and surrounding area, and details regarding the planning history associated with the site; • Section 3 provides details of the development proposals; • Section 4 outlines the relevant planning policy framework in relation to the site and the development; • Section 5 analyses the key planning considerations arising from the proposed development (considering the planning policy context); • Section 6 sets out our conclusions. Documents submitted in support of Application 1.4 The following documents are submitted in support of the application, and should be read alongside this planning statement: • Planning Application Form; • Plans & Drawings; • Plans and Drawings: o 312_A(--)001B Proposed Site Plan; o 312_A(--)002A Proposed Ground Floor Plan; o 312_A(--)003A Proposed First Floor Plan; o 312_A(--)004A Proposed Roof Plan; o 312_A(--)005A Proposed Elevations; o 312_A(--)101A Prop. Unit 1 Ground Plan; o 312_A(--)102A Prop. Unit 2 Ground Plan; o 312_A(--)103A Prop. Unit 3 Ground Plan; o 312_A(--)104A Prop. Unit 4 Ground Plan; o 312_A(--)105A Prop. Unit 5 Ground Plan; o 312_A(--)204A Prop. Unit 4 First Plan; o 312_A(--)205A Prop. Unit 5 First Plan; o 312_A(--)301A Proposed SOUTH Elev. Ext-01; o 312_A(--)302A Proposed SOUTH Elev. Ext-02; o 312_A(--)303A Proposed SOUTH Elev. Ext-03; o 312_A(--)304A Proposed NORTH Elev. Ext-01; o 312_A(--)305A Proposed NORTH Elev. Ext-02; o 312_A(--)306A Proposed NORTH Elev. Ext-03; o 312_A(--)307A Proposed WEST Elev. Ext-01; o 312_A(--)308A Proposed WEST Elev. Ext-02; o 312_A(--)309A Proposed EAST Elev. Ext-01; F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 5 of 34 o 312_A(--)310A Proposed EAST Elev. Ext-02; o 312_A(--)500A Proposed Area Schedule; o 312_L(--)001A Existing Site Plan; o 312_L(--)002A Existing Ground Floor Plan; o 312_L(--)003A Existing First Floor Plan; o 312_L(--)004A Existing Roof Plan; o 312_L(--)005A Existing Elevations; o 312_L(--)301A Existing SOUTH Elev. Ext-01; o 312_L(--)302A Existing SOUTH Elev. Ext-02; o 312_L(--)303A Existing SOUTH Elev. Ext-03; o 312_L(--)304A Existing NORTH Elev. Ext-01; o 312_L(--)305A Existing NORTH Elev. Ext-02; o 312_L(--)306A Existing NORTH Elev. Ext-03; o 312_L(--)307A Existing WEST Elev. Ext-01; o 312_L(--)308A Existing WEST Elev. Ext-02; o 312_L(--)309A Existing EAST Elev. Ext-01; o 312_L(--)310A Existing EAST Elev. Ext-02; o 312_L(--)500A Existing Area Schedule; and o 312_L(--)1000A Location Plan. • Design and Access Statement; and • Transport Statement. F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 6 of 34 2.0 SITE AND SURROUNDINGS The Site 2.1 The site, Former Quinn Radiator Factory, sits within the Imperial Park situated on the outskirts of Newport which comprises manufacturing, distribution and warehousing facilities and offices. The site sits within a much larger and wider strategic employment area that includes Airbus, R&D centres, and Gocompare.com. The site itself, contains 6 units, currently for the uses of B2 (General Industrial) and (B8 Storage and Distribution). Ancillary to the factory is an office space which is established as a B1 (Business) use. The site is currently vacant. The site comprises approximately 16.49ha and the location is shown in the red line plan below: Aerial View of the Site 2.2 The site was most recently occupied by Quinn Radiators Limited as a radiator production facility. The site currently comprises a large warehouse building, two smaller warehouses and an ancillary office building. Access to the site is provided via an unnamed road that connects to the A48. The site is well located in terms of access to the M4 which enables travel to Newport, Cardiff, Swansea and Bristol. 2.3 Images depicting the site, including the warehouse and the associated offices, and its access are provided overleaf: F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 7 of 34 Image of Warehouse Building from the West Image of the Western Access to the Site F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 8 of 34 Image of the Roundabout located on the Site’s Western Boundary Image of the Main Warehouse/Distribution Building from the East F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 9 of 34 Image of Associated Offices from the East Image of Eastern Access to Site F55 Sterling Newport S. à r. l. February 2021 Proposed Change of Use, Imperial Park Planning Statement Page 10 of 34 The Surroundings 2.4 The site is bound by industrial development to the north and east within Imperial Park. The western boundary is bounded by a dual-carriageway from linking to the A48 and a small residential area further afield. South of the site is developed land, albeit it is vacant. 2.5 As forementioned, the site is located within an area allocated for employment uses and comprises a variety of companies / organisations including, most famously, Airbus, Dwr Cymru Welsh Water, NHS and Office for National Statistics (ONS). Employment unit north of the site 2.6 The site is located within a sustainable location – in close proximity to a number of local facilities and services. The site is within a close distance to Lloyds Bank, The Vanilla Pod Coffee Bar and the Parc Golf Club. 2.7 In terms of public transport provision, the nearest bus stop is located north of the site, 0.5km away and provides access to both Cardiff and Newport via sustainable travel.