Appendix A Planning Committee: 19 December 2012 Item Number: 5 Application No: W 12 / 1143 Registration Date: 14/09/12 Town/Parish Council: Baginton Expiry Date: 14/12/12 Case Officer: Rob Young 01926 456535 [email protected] Land within and to the north, west and south of Coventry Airport and land at the junctions of the A45 with the A46 at Festival and Tollbar Islands and the junctions of the A444 (Stivichall/Cheylesmore By-Pass) with the A4114 (London Rd) and Leaf Lane Comprehensive redevelopment comprising demolition of existing structures and the erection of new buildings to accommodate offices, research & development facilities and light industrial uses (Use Class B1), general industrial uses (Use Class B2), storage and distribution (Use Class B8), hotel accommodation (Use Class C1), museum accommodation (Use Class D1), model car club facility, small scale retail and catering establishments (Use Classes A1, A3, A4 and/or A5), car showroom accommodation, replacement airport buildings, new countryside park, ground modelling work including the construction of landscaped bunds, construction of new roads/footpaths/cycle routes, remodelling of highways/junctions on the existing highway network, stopping up/diversion of footpaths, associated parking, servicing and landscaping (Hybrid planning application seeking full planning permission in respect of the replacement airport buildings and their associated parking/servicing/landscaping and outline planning permission, with reserved matters details concerning access only to be discharged, in respect of the remainder of the proposed development). FOR Coventry and Warwickshire Development Partnership LLP ---------------------------------------------------------------------------------- INTRODUCTION This report relates to planning applications which have been submitted by the Coventry & Warwickshire Development Partnership LLP to Warwick District Council (reference: W/12/1143) and Coventry City Council (reference: OUT/2012/1791) for the site and development as outlined above. The proposals have been submitted to both local authorities because the application site lies within the administrative areas of both Warwick District Council and Coventry City Council. In this regard, Warwick District Council and Coventry City Council have authority to approve (subject to the Secretary of State not wishing to intervene) or refuse planning permission only in respect of those parts of the application site within their respective administrative areas. Therefore, Item 5 / Page 64 Appendix A in order for the development proposals to progress the Planning Committees of both authorities would need to resolve that they were minded to grant planning permission for that part of the development in their area. The proposals will be considered by Coventry City Council on 13 December 2012 and by Warwick District Council on 19 December 2012. Notwithstanding the above, there is a substantial degree of linkage between the elements of the scheme in each of the two local authority areas. As such, whilst each Planning Committee is only able to grant (subject to the Secretary of State not wishing to intervene) or refuse planning permission for that part of the development in its area, the impact of the scheme as a whole is a material consideration in making this decision. Bearing in mind the above, this report seeks to assess the application in its entirety whilst also advising Members clearly regarding those parts of the application site and proposal over which they have jurisdiction. Advice is also provided on which planning policies apply and are therefore to be considered by Members in determining that part of the scheme in their local authority administrative area. If the Planning Committees of both Warwick District Council and Coventry City Council resolved that they were minded to grant planning permission, the applications would then need to be referred to the Secretary of State for Communities & Local Government, who would decide whether or not to call in the applications for any decision on them to be made by himself. Should the Secretary of State decide to call in the applications, there would be a public local inquiry before an Inspector, who would, following that inquiry, make a recommendation to the Secretary of State, who would then make his decision on the applications having regard to the Inspector’s recommendation. If the Secretary of State decided not to call in the applications, they would be referred back to Warwick District Council and Coventry City Council who would then grant planning permission in respect of those parts of the scheme in their respective administrative areas subject to conditions and a Section 106 Agreement being entered into by the developer with the District and County Councils and City Council. If either of the Planning Committees resolved to refuse planning permission in respect of that part of the scheme in their respective administrative area then the applicant would have a right of appeal to the Planning Inspectorate against such refusal. Should one of the authorities resolve that they are minded to grant planning permission and the other authority resolved to refuse planning permission then the authority which had resolved that they were minded to approve the application would refer their application to the Secretary of State. Should the applicant decide to lodge an appeal against the decision of the other authority to refuse the application, the Secretary of State Item 5 / Page 65 Appendix A would then need to decide whether or not to arrange a public local inquiry to consider both the referred and refused applications together. RECOMMENDATION Planning Committee are recommended to resolve that they are minded to approve those elements of the application within the administrative area of Warwick District Council subject to conditions, a Section 106 Agreement being entered into by the applicant in respect of those matters, including matters where further clarification is awaited, as highlighted in this report which relate directly to those matters under the District Council’s jurisdiction, and the Secretary of State not wishing to intervene regarding determination of the application. DETAILS OF THE DEVELOPMENT Planning permission is sought for comprehensive redevelopment comprising demolition of existing structures and the erection of new buildings to accommodate offices, research & development facilities and light industrial uses (Use Class B1), general industrial uses (Use Class B2), storage and distribution (Use Class B8), hotel accommodation (Use Class C1), museum accommodation (Use Class D1), model car club facility, small scale retail and catering establishments (Use Classes A1, A3, A4 and/or A5), car showroom accommodation, replacement airport buildings, new countryside park, ground modelling work including the construction of landscaped bunds, construction of new roads/footpaths/cycle routes, remodelling of highways/junctions on the existing highway network, stopping up/diversion of footpaths, associated parking, servicing and landscaping. The proposed development can be divided into 5 parts with approval sought for total new build floorspace of 439,280 square metres. The first 4 parts listed below are all entirely within Warwick District. The fifth part (highway works) falls largely within Coventry, although there are also some significant highway works within Warwick District (as highlighted below). Nevertheless, it should be noted that the highway works within Coventry are a direct consequence of the proposed development within Warwick District and therefore must be assessed by Warwick District Council as an impact of the proposed development. Following is a description of the 5 parts of the development. Firstly, on land to the south of Coventry Airport a logistics park is proposed. This part of the site is currently occupied by a redundant Severn Trent sewage treatment works, a vacant former military tank test track facility, agricultural land including some farm buildings and a small existing industrial estate. The proposed logistics park would accommodate up to 343,740 square metres of general industrial (Use Class B2) and storage/distribution (Use Class B8) floorspace. A railway museum and a model car club to the north of the airport on Rowley Road would also be relocated onto the logistics park site. Item 5 / Page 66 Appendix A The height of buildings within this area would be between 10.5m (82.85m AOD) and 20.5m (102.45m AOD). Building sizes would vary substantially from units of as little as 5,000 square metres floorspace up to units of 103,000 square metres. Secondly, north of Coventry Airport, on land either side of Rowley Road between the airport and the A45 a technology park is proposed. This part of the site currently comprises agricultural land, a railway museum, a former landfill site and land occupied by Trinity Guild Rugby Football Club and a model car racing track. The proposed technology park would accommodate up to 65,032 square metres of business floorspace (Use Class B1). It is envisaged that this would comprise primarily research & development and light industrial uses as opposed to offices. The technology park would also accommodate up to 4,645 square metres of car showroom floorspace, 11,617 square metres of hotel accommodation with up to 350 bedrooms, and up to 2,300 square metres of small scale retail, restaurant, public house and hot food takeaway floorspace (Use Classes A1, A3, A4 & A5). Floorspace on the Technology