COMMITTEE DATE: 30/01/2006
Application Reference: / 05/0283WARD: / Stanley
DATE REGISTERED: / 24/06/2005
LOCAL PLAN ALLOCATION: / Existing Industrial / Business Area
APPLICATION TYPE: / Full Planning Permission
APPLICANT: / EVANS EASYSPACE LTD.
PROPOSAL: / Erection of three industrial buildings within Use Classes B1, B2 and B8 and associated works.
LOCATION: / LAND OFF AMY JOHNSON WAY, BLACKPOOL
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SITE DESCRIPTION
The site comprises approximately 0.81 hectares (2 acres) of land within Blackpool Business Park adjacent to the airport. The land is unused airfield and is a mix of grass and concrete and a new road runs along the northern boundary, accessed from Amy Johnson Way. The closest buildings are John Roberts and Hibberds Distribution, both commercial developments, also accessed from Amy Johnson Way.
DETAILS OF PROPOSAL
Use Class B1 refers to offices and light industry, B2 to general industry and B8 to storage and distribution. An outline planning application for a Business Park, comprising Class B1, B2, B8 and a day nursery was granted consent on 13 June 2005 (04/1230). The current proposal is a full application for 0.8 hectares of that site and is for three buildings for use mainly as small light industrial workshops/offices. The total floorspace proposed is approx 2,781 sq m gross (2,664 sq m net) and includes B1 offices 796 sq m and B1/B2 workshops 1865 sq m.
72 parking spaces are proposed within the site together with landscaping around the perimeter where the site abuts roads and there would be one vehicular access into the site. Materials would be a mix of cladding and brickwork with a predominantly blue/grey colour scheme with yellow highlights. The general height at ridge level is 13.5 metres AOD and both the design and layout have been the subject of considerable negotiation with officers.
In support of the proposal, the agent has submitted a Design Statement, Transport Assessment and Travel Plan.
MAIN PLANNING ISSUES
The principle of the development is in accordance with the Local Plan and the design/appearance accords with the design brief for the estate. The main issues are the impact of the overall development on the transport infrastructure and accessibility.
CONSULTATIONS
Blackpool Airport: Have the following comments.
1.Building Height - the buildings must not exceed 15m above ordnance datum including any future additions i.e. satellite dishes, television aerials and flagpoles.
2.Cranes - any crane or tall plant and equipment use should be notified to the airport giving at least 28 days notice in accordance with Advice Note 4.
3. Landscaping - landscaping should be limited to restrict bird activity - Advice Note 4.
4.Fencing – must be relocated prior to work commencing to ensure the development is protected from Airport operational land.
5.Lighting- Internal and external lighting needs to be strictly controlled to ensure no confusion exists between the airfield lighting and the proposed development. Lighting should be designed to ensure no light spill occurs above the horizontal and remains below the airport obstacle limitation surfaces - Advice Note 2.
Head of Technical Services:
Highways: All accesses should have 10 m radii with 4.8 m width and accommodate 1.8 m wide footways into the plots. Shared accesses to reduce the number of openings onto the highway, would be preferable.
Environment Agency: Request a condition re surface water drainage from parking areas to be passed through trapped gullies with an overall capacity compatible with the site being drained. Alsoappropriate and comprehensive construction designs should be incorporated into the development to alleviate the possibility of landfill gas ingress to the building.
The development of this site must be drained on the existing foul and surface water systems. Any deviation from this general policy may be discussed with your Council's Chief Technical Officer. Surface water from any areas likely to be contaminated should be connected to the foul sewer for which the formal consent of United Utilities Limited will be required .
PUBLICITY AND REPRESENTATIONS
Site notices posted 30 June 05 No response to date
Advertised in Gazette 02 July 05 No response to date
REGIONAL PLANNING GUIDANCE POLICIES
None relevant
JOINT STRUCTURE PLAN POLICIES
Policy 14 identifies a provision of 40 hectares of land for the Plan period 2001 - 2016.
Policy 17 states that development of the type proposed should be within 300 metres of a bus stop on an "accessibility corridor".
BOROUGH LOCAL PLAN POLICIES
Policy IB2 states that proposals for new industry, offices, high technology, warehousing and other appropriate employment generating developments will be permitted subject to traffic, amenity and environmental considerations.
Policy IB5 seeks to retain land within allocated industry/ business estates for industry/ business use.
Policy E11 relates to the provision of landscaping
Policy E13 seeks to achieve a high quality of design and layout
Policy E21 relates to contaminated land and water pollution issues.
Policy TR2 seeks to ensure that developments are only permitted where, amongst other things, appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car.
Policy TR6 seeks to ensure that new development has an appropriate level of car parking
EMERGING LOCAL PLAN POLICIES
Policies AS1 and AS2 seek to ensure that developments are only permitted where, amongst other things, appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car (Policy AS2 specifically states that all proposals exceeding 500 sq.m. will be required to be supported by a transport assessment).
Policy PO1 states that developments will only be permitted where existing infrastructure and services exist to meet the needs of the proposed development and that in some cases it may be appropriate for a number of developers to contribute jointly to an improved facility.
The supporting text to Policy DE1 states that where developments are proposed on sites with poor accessibility and potentially employing substantial numbers of people, contributions will be sought from developers towards accessibility improvements.
ASSESSMENT
A Transport Assessment as required by Policy AS2 of the Revised Deposit Draft Plan has been submitted. It has been recognised that the existing infrastructure does not meet the needs of the proposed development. The owners of the Business Park are to upgrade the Amy Johnson Way junction with Squires Gate Lane under a Section 278 agreement (Highways Act) as part of the deal arising from the sale of the land to them by this Council. There should be no permission granted for the Business Park extension which generates additional volumes of traffic through this junction until this is in place. Since this is within the gift of the Business Park owners rather than the applicant, a decision should be deferred until the S 278 agreement has been signed. This matter is nearing completion and I will report orally on progress.
National planning policy states that LPAs should adopt and apply development plan policies that direct development to locations that are conveniently accessible by a choice of transport modes (PPG13). Where this is not the case, the developer should bear the cost of improving access. In the absence of such an approach there is no incentive for developers to pursue more accessible sites, and sites will continue to be developed that encourage reliance on private transport. This is contrary to the principles of sustainable development, unacceptable environmentally and in terms of social inclusion.
As indicated in the report on the outline approval (04/1230), there is a requirement for all new development on the Business Park extension to contribute to the cost of procuring a bus service via a S106 agreement. The present L1 bus service to Morrisons does not meet the criterion in resect of frequency or proximity. The best value solution is to extend the Line 5 service from its current Lindale Gardens terminus, which will provide a ten-minute daytime frequency to the town centre and offer bus travel opportunities both to current workers on the site and to those who will occupy the new development.
LEGAL AGREEMENT AND/OR DEVELOPER FINANCIAL CONTRIBUTION
The fairest way of allocating the costs across the Business Park is for all developers to pay a proportionate contribution (based on the relative employment densities of B1 and B2 floorspace) to underwrite a new bus service. In this instance that calculation results in a contribution of £37,400.
However, the current application is for the provision of starter units for small and medium-sized businesses, which is crucially important in helping to nurture local enterprise. This fact, together with the greater risk taken by the applicant in a speculative (rather than named occupier) development, constitute exceptional circumstances whereby the contribution has been discounted by 50% on the normal pro-rata calculation. Therefore the commuted sum requirement in this instance is £18,700.
The developer has made a unilateral undertaking (rather than a S106 Agreement) to pay the required financial contribution before the decision is issued. Committee will be requested to authorise officers to issue planning permission when the contibution is made, subject to the conditions below.
HUMAN RIGHTS ACT
Under Article eight and Article one of the first protocol to the Convention on Human Rights, a person is entitled to the right to respect for private and family life, and the peaceful enjoyment of his/her property. However, these rights are qualified in that they must be set against the general interest and the protection of the rights and freedoms of others. In this case, it is not considered that the proposal will have any significant Human Rights implications.
ADDITIONAL BACKGROUND DOCUMENTS
04/1230
Recommended Decision: / Defer for delegationConditions and Reasons
1. / The development hereby permitted shall be begun before the expiration of five years from the date of this permission.Reason: Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.
2. / Details of materials to be used on the external elevations shall be submitted to and agreed in writing by the Local Planning Authority prior to the development being commenced.
Reason: In the interests of the appearance of the locality, in accordance with adopted Local Plan Policy E13, and LQ15 of the Revised Deposit Draft Local Plan 2001-2016.
3. / a) No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details shall include any proposed changes to existing ground levels, means of enclosure and boundary treatment, hard surfaced areas and materials, planting plans specifications and schedules (including plant size, species and number/ densities), existing landscaping to be retained, and shall show how account has been taken of any underground services and of SUDS advice in PPG25.
b) The landscaping works shall be carried out in accordance with the approved details within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing by the Local Planning Authority (whichever is sooner).
c) Any trees or shrubs planted in accordance with this condition which are removed, uprooted, destroyed, die, or become severely damaged or seriously diseased within 5 years of planting shall be replaced within the next planting season by trees or shrubs of similar size and species to those originally required to be planted, unless the Local Planning Authority gives its written consent to any variation.
Reason: To ensure the site is satisfactorily landscaped in the interests of visual amenity and with regards to Policies E11 and E13 of the adopted Blackpool Borough Local Plan and Policy LQ6 of the Revised Deposit Draft of the Blackpool Borough Local Plan 2001-2016.
4. / All landscaping must be designed to comply with Civil Aviation Authority publication Safeguarding of Aerodromes Advice Note 3 "Potential Bird Hazards from Amenity Landscaping and Building Design", whichlimits planting to low level and restricts tree species to ensure bird activity is minimal i.e. no fruits/berries or water features. These must be managed to ensure that future growth of the planted species do not penetrate any of the airport obstacle limitation surfaces or obscure the tower sightline as defined by the Operations Manager at Blackpool Aerodrome.
Reason: Reason: In the interests of aerodrome safeguarding and in accordance with Policy E21 of the Local Plan.
5. / No goods shall be stored other than within the buildings shown on the deposited plan.
Reason: In the interests of the appearance of the locality, in accordance with Policy E13 of the Local Plan
6. / Prior to the development hereby approved being first brought into use the car parking provision shown on the deposited plans shall be provided and shall thereafter be retained. The disabled spaces shall be reserved for blue badge drivers in accordance with a scheme to be agreed in writing by the Local Planning Authority. In addition, at least one secure cycle parking space per unit shall be provided in a location, design and manner to be agreed in writing by the Local Planning Authority.
Reason: In the interests of the appearance of the locality, highway safety and in order to ensure appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car, in accordance with Local Plan Policies E13, TR2 and TR6.
7. / No part of the development shall be occupied prior to the implementation of the Approved Travel Plan (or implementation of those parts identified in the Approved Travel Plan as capable of being implemented prior to occupation). Those parts of the Approved Travel Plan that are identified therein as being capable of implementation after occupation shall be implemented in accordance with the timetable therein and shall continue to be implemented as long as any part of the development is occupied.
Reason: In order to ensure appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car, in accordance with Local Plan Policy TR2.
8. / No development shall be commenced until the perimeter of the aerodrome has been secured by fencing of a permanent nature in accordance with the details agreed under planning permission 04/1230, and be at least 218.5 metres from the centreline of runway 10 - 28. The approved fencing shall thereafter be retained.
Reason: To ensure restricted access to airside is maintained and in the interests of aerodrome safeguarding and Local Plan Policy E21.
9. / No development, including any future additions such as satellite dishes, television aerials and flagpoles, shall exceed 15 metres AOD.
Reason: In the interest of aerodrome safeguarding and in accordance with Local Plan Policy E21.
10. / The development hereby approved shall incorporate appropriate and comprehensive construction designs to alleviate the possibility of landfill gas ingress to the building. Such measures shall conform to the advice given in Approved Document C of the Building Regulations 1991 and Building Research Establishment Reports 211 and 212 (both 1991) and shall be agreed in writing with the Local Planning Authority prior to commencement of the development.
Reason: To accord with the requirements of the Environment Agency in accordance with Local Plan Policy E13.
11. / Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas shall be passed through trapped gullies with an overall capacity compatible with the site being drained. Roof water shall not pass through the interceptor.
Reason: To prevent pollution of the water environment, in accordance with Local Plan Policy E13.
12. / No installation of any internal or external lighting shall take place within the development, until full details thereof have been submitted to and approved in writing by the Local Planning Authority prior to installation. All internal and external lighting shall be installed only in accordance with the approved details and shall thereafter be retained. All external lighting shall be of the flat glass, full cut off design with horizontal mountings such that there is no light spill above the horizontal and shall conform to the advice given in the Civil Aviation Authority publication - Safeguarding of Aerodromes, Advice Note 2.
Reason: To ensure that the lighting does not confuse or distract pilots in the vicinity of, and Air Traffic Controllers operating at the aerodrome and in accordance with Policy E13 of the Local Plan.
13. / Prior to the commencement of the development, details of the following shall be submitted to and approved by the Local Planning Authority
a) How baseline information regarding modal split will be gathered,and
b) How target-setting for modal shift once the units are occupied will be handled.
The development shall then be implemented in accordance with the agreed details
Reason: In order to ensure appropriate provision exists for safe and convenient access by public transport, cycle, and on foot as well as by car, in accordance with Local Plan Policy TR2.
REASONS FOR RECOMMENDED DECISION
1. / The proposal has been considered in relation to policies IB2, IB5, E11, E13, E21, TR2, and TR6 of the Blackpool Borough Local Plan, and is in accordance with those policies and there are no other material considerations that weigh sufficiently against the proposal such as to warrant refusal.Advice Notes to Developer
1. / At least one month before commencement of the development the developer is advised, in the interests of aircraft/airport safety (and in accordance with BS7121 Part 1), to make contact with the Operations Manager, Blackpool Airport, Squires Gate Lane, Blackpool, FY4 2QY if any cranes, piling rigs etc, are to be used in the construction of the development. Further advice can be found in Civil Aviation Authority Advice Note 4 'Cranes & Other Construction Issues'.2. / Surface water for any area liable to contamination shall go to the foul sewer, for which the consent of United Utilities is required.
3. / During construction, all packaging and lightweight materials should be controlled so that there is not any loose on site, in order to ensure that flight safety is not compromised, particularly during windy weather.
4. / The Environment Agency promote the use of SUDS schemes as recommended in paras. 40 to 42 and Appendix E of PPG25; and suggest the use of some form of porous surfacing on this development.
COMMITTEE DATE: 30/01/2006