Agendas, Meetings and Minutes - Agenda item

Agenda item

Proposed revised layout of buildings and offices to include the removal of existing office buildings and construction of replacement industrial storage building, amendment to existing workshop to include new two storey office inside the existing building (mezzanine floor), cladding and installation of new windows. existing and replaced buildings to be retained until the completion of the landfill site in 15 years time at Summerway Landfill site, Hillary Road, Stourport-on-Severn, Worcestershire (Agenda item 10)

Minutes:

The Committee considered a County Matter planning application for the revised layout of buildings and offices to include the removal of existing office buildings and construction of replacement industrial storage building, amendment to existing workshop to include new two storey office inside the existing building (mezzanine floor), cladding and installation of new windows. Existing and replaced buildings to be retained until the completion of the landfill site in 15 years-time at Summerway Landfill site, Hillary Road, Stourport-on-Severn, Worcestershire.

 

The report set out the background of the proposal, the proposal itself, the relevant planning policy and details of the site, consultations and representations.

 

The report set out the Head of Strategic Infrastructure and Economy’s comments in relation to: the Location of the Development, Green Belt, Landscape Character and Visual Impacts, Residential Amenity (Noise, Dust and Air Quality Impacts), Traffic and Highway Safety, Water Environment, and Ecology and Biodiversity.

 

The Head of Strategic Infrastructure and Economy concluded that planning permission had been previously granted for a temporary period for the existing workshop and lean-to building because it was considered that this was not an appropriate location to allow permanent workshops once landfilling operations were complete and to comply with Green Belt policy.

 

It was expected that the landfilling operations would have been completed by now, but changes to the regulations relating to landfilling, the introduction of the Landfill Tax and changes in the way waste material was managed to ensure as much as possible is recycled and reused before any residue was disposed of by landfill had significantly reduced landfilling operations. Consequently, the site had previously not received any significant volumes of waste and the applicant had diversified his business to include operations involving the storage and recycling of waste materials. Landfilling and restoration operations continue on the site.

 

The existing and proposed buildings were considered ancillary to the landfill and recycling operations. The applicant had put forward very special circumstances for the installation of the new replacement industrial storage type building and allowing the existing workshop and lean-to buildings to remain in this Green Belt location. However, the Head of Strategic Infrastructure and Economy considered it would be prudent to impose a condition requiring the buildings to be retained on site for a further 5 years after which time their retention as a necessary ancillary facility to the operations taking place on the site could be reassessed. 

 

Based on the advice of the County Landscape Officer, it was considered that the proposed development would not have an adverse or detrimental impact upon the character and appearance of the local area, subject to the imposition of an appropriate condition regarding the type and colour of the materials of the proposed new building.

 

Based on the advice of Worcestershire Regulatory Services and the Environment Agency, it was considered that the proposal would have no adverse noise, dust or air quality impacts upon residential amenity or that of human health, subject to the imposition of the relevant extant conditions.

 

The Head of Strategic Infrastructure and Economy was satisfied that the proposal would not have an unacceptable impact upon traffic or highway safety, subject to the imposition of appropriate conditions as recommended by the County Highways Officer.

 

Based on the advice of North Worcestershire Water Management and Severn Trent Water Limited, the Head of Strategic Infrastructure and Economy considered that there would be no adverse effects on the water environment.

 

The Head of Strategic Infrastructure and Economy considered that subject to the imposition of appropriate conditions as recommended by the County Ecologist, the proposal would not have an unacceptable adverse impact on ecology and biodiversity at the site or on the surrounding area, and would enhance the site's value for biodiversity.

 

On balance, taking into account the provisions of the Development Plan and in particular Policies WCS 1, WCS 2, WCS 6, WCS 7, WCS 8, WCS 9, WCS 10, WCS 11, WCS 12, WCS 13, WCS 14 and WCS 15 of the Adopted Worcestershire Waste Core Strategy and Policies DS01, CP01, CP02, CP03, CP11, CP12, CP13 and CP14 of the Adopted Wyre Forest District Council Core Strategy and Policies SAL.PFSD1, SAL.GPB1, SAL.CC1, SAL.CC2, SAL.CC4, SAL.CC7, SAL.UP1, SAL.UP5 , SAL.UP7 and SAL.UP9 of the Adopted Wyre Forest District Council Site Allocations and Policies Local Plan, it was considered the proposal would not cause demonstrable harm to the interests intended to be protected by these policies or highway safety.

 

Two other applications for this site were considered at Minute numbers 1023 and 1024.

 

The representative of the Head of Strategic Infrastructure and Economy introduced the report and reminded members that Mr Copley’s comments made under the previous applications, also applied to this application.

 

In the ensuing debate, the following points were raised:

 

·         A local councillor commented that the applicant had made considerable investment in replacing these buildings on site. Granting a 15 year permission would provide the applicant with more leverage to fund the proposals

·         This application was different from the previous permissions as it involved the construction of new buildings and 15 years would help the applicant find the necessary funding

·         In the interests of consistency it was suggested that permission be granted for 10 years

·         The representative of the Head of Strategic Infrastructure and Economy explained that not only were these buildings ancillary to the approved development but they were also ancillary to the permissions previously granted by the Committee at this meeting. Therefore if the previous applications had been refused then the weight in favour of this development would have diminished hence the order in which the applications were being considered.

 

RESOLVED that planning permission be granted for the revised layout of buildings and offices to include the removal of existing office buildings and construction of replacement industrial storage building, amendment to existing workshop to include new two storey office inside the existing building (mezzanine floor), cladding and installation of new windows. Existing and replaced buildings to be retained until the completion of the landfill site in 15 years-time at Summerway Landfill Site, Hillary Road, Stourport-on-Severn, Worcestershire, subject to the following conditions:

 

a)    The development hereby approved shall be removed 15 years from the date of this permission, or on the restoration of the landfill site whichever is the sooner, and the site restored in accordance with a scheme to be submitted to and approved in writing by the County Planning Authority;

 

b)   The development hereby approved shall be carried out in accordance with the details shown on submitted Drawings Numbered: 19/165_03, Rev 1A; 18:33:SURV; 18:33:01; 18:33:02; 18:33:03; and 18:33:04, except where otherwise stipulated by conditions attached to this permission;

 

c)    The permission hereby approved shall only be operated by D E Talbot Transport and shall not be let to, or operated by any other person or company;

 

d)  Construction works shall only be carried out on the site between 08:00 to 18:00 hours on Mondays to Fridays inclusive, and 08:00 to 13:00 hours on Saturdays, with no construction work on Sundays, Bank or Public Holidays;

 

e)    No machinery shall be operated within the buildings hereby approved before 08:00 hours and after 17:00 hours on Mondays to Fridays, and not at any time on Saturdays, Sundays, Bank or Public Holidays;

 

f)     The buildings hereby approved shall be used exclusively for maintenance and repair of Summerway Landfill Site vehicles plant and machinery and for offices ancillary to the surrounding landfill operation, and for no other purposes whatsoever whether within use class B1 or B2 of the schedule to the Town and County Planning (use classes) Order 1987 or not, including any subsequent amendments. The provision of Article 3 (1) of the Town and Country Planning (Use Classes) Order 1987 shall not apply in this case;

 

g)   Notwithstanding any indication of the materials, which may have been given in this application, within 3 months of the date of this permission, a schedule and / or samples of the materials and finishes for the industrial storage building shall be submitted to the County Planning Authority for approval in writing. Thereafter the development shall not be carried out other than in accordance with the approved details;

 

h)   There shall be no skips stored on the site;

 

i)     There shall be no burning of any materials on the site;

 

j)     Within 3 months of the date of this permission, details of sheltered and secure bicycle parking to comply to comply with Worcestershire County Council’s Streetscape Design Guide shall be submitted to the County Planning Authority for approval in writing. Thereafter the development shall be carried out in accordance with the approved details, and the approved cycle parking shall be kept available for the parking of bicycles only;

 

k)    The Employment Travel Plan referenced in Chapter 6 of the submitted Enviroarm Ltd Transport Statement, dated December 2018 shall be implemented and monitored in accordance with the regime contained within the Plan for the duration of the operations hereby approved. These shall include:

 

                     i.        A travel welcome pack for all employees:

                    ii.        Details of a car sharing scheme for use in accessing the site;

                   iii.        Information on walk, cycle routes to and from the site and public transport maps and information;

                   iv.        Robust targets for achieving a mode shift from private vehicle use to sustainable modes of transport at the site; and

                    v.        The appointment of a Travel Plan Coordinator to implement, manage and monitor the Travel Plan and to report on its findings.

 

In the event of failing to meet the targets within the Plan a revised Plan shall be submitted to and approved in writing by the County Planning Authority to address any shortfalls, and where necessary make provision for and promote improved sustainable forms of access to and from the site. The Plan thereafter shall be implemented and updated in agreement with the County Planning Authority and thereafter implemented as amended; and

 

l)     Within 6 months of the date of this permission, two open fronted bird boxes, at least one bat box or bat brick, and one log-based invertebrate habitat pile shall be installed and / or created on the site to the satisfaction of the County Planning Authority. Thereafter, these features shall to be maintained in good condition for a period of no less than five years.

 

Supporting documents: