Parish: Kirklington-cum-Upsland Committee Date: 7 February 2019 Ward: Tanfield Officer dealing: Mrs H Laws 10 Target Date: 4 March 2019 18/02589/FUL Construction of an extension to existing food production facility At: Heck Food Limited, Lime Lane, Kirklington For: Heck Food Limited 1.0 SITE DESCRIPTION AND PROPOSAL 1.1 The application site is located on the eastern side of the A6055 which runs parallel to the A1, and is close to the junction with the B6267 Masham Road. The site was previously a vacant farm covering an area of just over 1 hectare but is now occupied by a food production enterprise incorporating warehousing and distribution elements following the original grant of planning permission in March 2016. 1.2 Access to the site is from the B6267, approximately 330m to the west of the roundabout at the junction with the A6055. A tarmacked road runs parallel to the Masham Road and the A6055 before reaching the buildings. The existing building has a floor area of approximately 2,140 sqm and a ridge height of 10.4m. 1.3 The planning permission granted in 2016 also included the provision of a visitor facility, staff gym and offices within the original farmhouse building and associated traditional outbuildings. Only part of this element has been implemented as some of the original buildings have been demolished. Offices occupied in association with the business are located within the existing farmhouse. This element lies outside of the application site boundary but is relevant to the other live planning application considered elsewhere on this agenda. 1.4 It is proposed to construct an extension to the principal factory building to create additional production space with associated facilities. The proposal requires the change of use of adjacent agricultural land, which would be incorporated into the site. 1.5 The footprint of the existing building is L-shaped and includes two storey floorspace of 2,140sqm. The proposed extension would also have an L-shaped footprint, almost mirroring the shape of the existing building but larger in terms of dimensions and floor area. The additional accommodation would include food production lines, storage, packaging and two additional loading bays (adjacent to the two existing loading bays). Ancillary space would be provided at first floor, similar to the existing floor plan to include staff and administrative facilities such as changing rooms, canteen and meeting rooms. The additional floorspace, over two floors, would be 3,226sqm. The ridge height of the proposed extension would be 10.8m. The extension would be finished in materials identical to the existing recently completed building. 1.6 External alterations to the site include the provision of hardstanding to extend the existing yard area and the provision of an additional car parking area, proposing 65 parking spaces. A total of 32 spaces would also be available within the existing car park. An access road is proposed to connect the main driveway to the new parking area at the western side of the site. Additional landscaping is proposed along the new boundary to the north and west but a detailed scheme has not been received. 1.7 The business has expanded significantly in recent years and currently employs 120 staff. A recent change in the business is the expansion into the production and sale of vegetarian and vegan products. These products are currently being produced at Leeming Bar Industrial Estate, from where the existing Kirklington enterprise re- located. The site at Leeming Bar comprises 5 starter units on a short term lease. The proposed extension would allow the meat based production to re-locate into the larger new facility within the extension with the non-meat based production moving from Leeming Bar into the existing Kirklington facility. It is not possible to undertake more integrated facilities between the meat and non-meat based production due to the risk of cross-contamination. 1.8 The planning application includes the following documents: • Design, Access and Heritage Statement • Planning Statement • Flood Risk Report • Transport Note • Travel Plan • Preliminary Assessment of Land Contamination 2.0 PLANNING & ENFORCEMENT HISTORY 2.1 15/02213/FUL - Change of use of agricultural land, demolition of agricultural buildings, construction of new building for food production, warehouse and distribution purposes, change of use and extension of traditional building to provide visitor facility, staff gym and offices and construction of additional vehicular turning area for the relocation of the existing business; Granted 1 March 2016. 2.2 16/00926/MRC - Application for Variation of Condition 12 (now to be in accordance with location plan and drawings J3738-B-400 Rev D, J3738-B-202 Rev D, J3738-B- 203 Rev D) to previously approved application ref: 15/02213/FUL - Change of use of agricultural land, demolition of agricultural buildings, construction of new building for food production, warehouse and distribution purposes, change of use and extension of traditional building to provide visitor facility, staff gym and offices and construction of additional vehicular turning area for the relocation of the existing business; Granted 14 July 2016. 2.3 16/01008/FUL - Provision of sub surface drainage, attenuation pond and alterations to surface yard (in association with approved application ref no: 15/02213/FUL - Change of use of agricultural land, demolition of agricultural buildings, construction of new building for food production, warehouse and distribution purposes, change of use and extension of traditional building to provide visitor facility, staff gym and offices and construction of additional vehicular turning area for the relocation of the existing business); Granted 11 July 2016. 2.4 16/01620/MRC - Variation of condition 12 (approved plans) for planning consent: 15/02213/FUL. Change of use of agricultural land, demolition of agricultural buildings, construction of new building for food production, warehouse and distribution purposes, change of use and extension of traditional building to provide visitor facility, staff gym and offices and construction of additional vehicular turning area for the relocation of the existing business; Granted 31 October 2016 (this is the scheme that has been implemented). 2.5 17/01281/FUL - Construction of new vehicular access, driveway, parking and turning areas; Granted 29 August 2017. 2.6 18/01695/HYB - Hybrid Planning Application - (1) Full planning application for the construction of a visitor centre building, pavilion, formation of associated car park and provision of new access (2) Retention of the roadside building (former farmhouse/outbuilding range) for ancillary office and meeting purposes (3) Outline planning application for the construction of a replacement workers dwelling Application not yet determined (included within this agenda). 3.0 RELEVANT PLANNING POLICIES 3.1 The relevant policies are: Core Strategy Policy CP1 - Sustainable development Core Strategy Policy CP2 - Access Core Strategy Policy CP4 - Settlement hierarchy Core Strategy Policy CP15 - Rural Regeneration Core Strategy Policy CP16 - Protecting and enhancing natural and man-made assets Core Strategy Policy CP17 - Promoting high quality design Core Strategy Policy CP18 - Prudent use of natural resources Core Strategy Policy CP21 - Safe response to natural and other forces Development Policy DP1 - Protecting amenity Development Policy DP4 - Access for all Development Policy DP9 - Development outside Development Limits Development Policy DP25 - Rural employment Development Policy DP30 - Protecting the character and appearance of the countryside Development Policy DP32 - General design Development Policy DP34 - Sustainable energy Development Policy DP43 - Flooding and floodplains National Planning Policy Framework - published July 2018 4.0 CONSULTATIONS 4.1 Kirklington with Sutton Howgrave Parish Council – No comments received. 4.2 Sinderby Parish Council - No comments received. 4.3 Wath and Norton Conyers Parish Council - No comments received. 4.4 Highway Authority - Conditions are recommended. 4.5 Highways England - No objection. 4.6 Environment Agency - no objection; the development should comply with the requirements of the Planning Practice Guidance and the Environment Agency’s Pollution Prevention Guidance Note. 4.7 Environmental Health Officer - The Preliminary Assessment of Land Contamination (PALC) form submitted in support of the development has not identified any potential sources of contamination and therefore the risk of contamination affecting the development or end users is considered to be low. No objection. 4.8 HDC Business & Economic Team - as Economic development, we are supportive of this application as it supports the growth and development of an existing business in the District and the associated increase in employee numbers. It also makes business sense to accommodate all the business on one site. Although this means losing a tenant from the food units at Leeming Bar, in due course it provides an opportunity for other businesses to start and grow. 4.9 Public comments – No comments received. 5.0 OBSERVATIONS 5.1 The issues to be considered include (i) the principle of extending the existing development in this location; (ii) the economic impact; (iii) the effect of the extension on the character and appearance of the rural landscape; (iv) the design of the development; (v) the impact on residential amenity; and (vi) highway safety. Principle of development 5.2 The site lies outside the