Agenda item

Approved, subject to various requirements to be set out in the Minutes

The Committee considered application 16/00861/HYBRID for revisions to outline planning application 15/02316/OUT to comprise a HYBRID planning application for: Full planning permission for 18,394 sqm (198,000 sqft) of logistics floor space within Class B8 of the Town and Country Planning Use Classes Order 1987, with ancillary Class B1(a) offices together with access from A41 Aylesbury Road, associated infrastructure including lorry parking, landscaping, amenity open space and sustainable drainage and private sewage treatment plant. Outline planning permission from up to 44,314 sqm (477,000 sqft) of logistics floor space, within class B8 of the Town and Country Planning Use Classes Order 1987, with ancillary B1(a) offices, together with associated site infrastructure including lorry parking, landscaping, amenity open space, sustainable drainage and private sewage treatment plant. Details of means of access from Aylesbury Road were also included for approval. The application was for Mr Warren Francis Reid.

 

Councillor Sames addressed the committee as local Ward member.

 

Michael Earnshaw, James Glaisher & John Broad addressed the committee in objection to the application.

 

Peter Frampton, the applicant’s agent, addressed the committee in support of the application.

 

In reaching their decision, Members considered the officers’ report, written update and presentation and the addresses of the local ward member and public speakers.

 

Resolved

 

That application 16/00861/HYBRID be approved, subject to,

 

a) The receipt of a satisfactory agreed Unilateral Undertaking

 

b) The following conditions with elegated authority granted to the Development Control Team Leader, in consultation with the Chairman of Planning Committee, to allow further adjustments and additions to the conditions proposed in the report if considered necessary.

 

 

Full Permission

 

1.               A4 – time limit 3 yrs

2.               A6 – plans condition

3.               B3 – samples of wall and roof materials

4.               B15 – external lighting details

5.               B18 – boundary enclosure details

6.               C2 – carry out landscaping in accordance with the approved plans

7.               C3 – maintain landscaping in accordance with the approved management/maintenance plan

8.               C7 – retained trees

9.               C9 – AMS

10.            C11/12 retain hedgerows

11.            C20 – tree pit details hard landscaped areas

12.            C21 – tree pit details soft landscaped areas

13.            Prior to the commencement of the development hereby approved, full details of the means of access between the land and the highway on the A41, including position, layout, construction, drainage and vision splays shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the development, the means of access shall be constructed and retained in accordance with the approved details – the visibility splay shall be kept clear of obstructions (including trees and other vegetation) between 0.6m and 2.0m.

 

14.            Prior to the commencement of the development hereby approved, full specification details of the site roads and turning areas to serve the development, which shall include construction, layout, surfacing, lighting and drainage, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the development, the site roads and turning areas shall be constructed in accordance with the approved details.

 

15.            Prior to the commencement of development in zone 1 hereby approved shown on the approved parameters plan, full details showing car parking spaces and HGV parking spaces shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of development in zone 1, the parking for that zone shall be constructed in accordance with the approved details. All car and HGV parking shall be retained at all times thereafter, unless otherwise agreed in writing beforehand by the local planning authority. Car and HGV parking shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times thereafter.

 

16.            Prior to commencement of development in zone 1 hereby approved, full details showing space for a minimum of 118 bicycles (98 for staff and 20 for visitors) shall be submitted to and approved in writing by the local planning authority. At least 49 of the staff spaces shall be under cover. The cycle parking shown on the agreed plan shall be provided prior to the first occupation of the development. The cycle parking shall be permanently retained and maintained for the parking of cycles in connection with the development.

 

17.            The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk assessment (FRA)(May 2016/32765/3006/Peter Brett), Drainage Design Statement (April 2016/32765/2006/001/Peter Brett), technical note 32765-2004-TN002 and the following mitigation measures detailed within the FRA statement:

 

a)               Limiting the surface water run-off generated by the 1 in 100 year critical storm to 5 litres per second so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site

b)               Provision of underground storage tank and swale as shown on drawing number 32765-2006-001 Rev B

 

c)               Provision of flood storage as shown on drawing number 32765-2006-001 rev B

 

d)               Hydrocarbon interceptor and wastewater treatment centre as detailed in the Drainage design Statement (April 2016/32765/2006/001 Peter Brett) and technical note 32765-2004-TN002.

 

e)               The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing by the local planning authority.

 

18.            Prior to commencement of development the applicant shall submit to the LPA a SUDS Maintenance and Management Plan for the development. This shall include a comprehensive maintenance schedule; a site plan showing the location of SUDS features and details; maintenance areas, location of outfalls. Responsibility for the management and maintenance of each element of the SUDS scheme will be detailed within the Management Plan. A health and safety plan will be provided where risks are involved in any maintenance activity.

 

19.            Prior to commencement of the development the applicant shall submit to the LPA a Construction Environmental Management Plan (CEMP) in accordance with paragraph 12.7.3 of the approved Flood Risk Assessment (FRA) (May2016/32765/3006/Peter Brett). This will detail the drainage scheme to control surface water runoff during the construction phase and measures to be adopted to mitigate the risk to ground and surface waters from contaminated surface runoff.

 

20.            Prior to commencement of development the applicant shall submit to the Local Planning Authority site infiltration test results in accordance with BRE365

 

21.            Prior to commencement of development, the applicant shall submit to the LPA a Phase 2 intrusive geoenvironmental ground investigation. This work shall assess the need for any remedial works with respect to soil and groundwater contamination (if present). This may be in accordance with paragraph 12.7.4 of the approved flood Risk Assessment (FRA) (May 2016/32765/3006/Peter Brett).

 

22.            H10 -  no extensions

 

 

Outline Permission

1.               A1

 

2.               A2

 

3.               A3

 

4.               B23 – height limit 15.5m

 

5.               Prior to the commencement of each phase of development in zone 2 shown on the approved parameters plan, full details showing car parking spaces and HGV parking spaces for each phase shall be submitted to and approved in writing by the local planning authority. Thereafter and prior to the first occupation of development in each phase shall be constructed in accordance with the approved details. All car and HGV parking shall be retained at all times thereafter, unless otherwise agreed in writing beforehand by the Local Planning Authority. Car and HGV parking shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times thereafter.

 

6.               Prior to the commencement of each phase of development in zone 2 shown on the approved parameters plan, full details showing the number of bicycle parking spaces being provided for each phase of development within that zone shall be submitted to and approved in writing by the local planning authority. Thereafter and prior to the first occupation of development within each phase of zone 2, the parking for that phase shall be constructed in accordance with the approved details. At least 50% of the spaces provided for staff shall be under cover. The cycle parking will be permanently retained and maintained for the parking of cycles in connection with the development.

 

7.               Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has ben submitted to and approved in writing by the LPA. The scheme shall be subsequently implemented in accordance with the approved details before the development is completed. The scheme shall also include:

 

a)               SUDS (OCC requirements include the provision of suitable vegetative SUDS (swales etc) and source control techniques to meet water quality objectives in a treatment train approach)

b)               Discharge rates

c)               (Assessment of the runoff rates and proposed attenuation measures to demonstrate compliance with Defra Non-Statutory Technical Standards for SUDS paragraph S2 and Cherwell local planning policy discharge volumes

d)               (Assessment of the pre and post-development runoff volumes to the greenfield condition to demonstrate compliance with Defra Non-Statutory Technical Standards for SUDS, paragraphs S4-S6 and Cherwell planning policy)

e)               Flood Risk within the development

f)                (Demonstrate compliance with Defra Non-Statutory Technical Standards for SUDS, Paragraphs S7-S9 and Cherwell policy. This shall include a drawing plan showing exceedance routes through the development and storage areas)

 

i)                Maintenance and management of SUDS features

ii)               Sizing of features – attenuation volume

iii)              Infiltration in accordance with BRE365

iv)              Detailed drainage layout with pipe numbers

v)               Network drainage calculations

vi)              Phasing

vii)            These matters shall be covered in a comprehensive sustainable drainage statement submitted to the LPA

 

8.               The first reserved matters submission shall also include full details and the precise route and location of the proposed green infrastructure links and footpath/cycle links from this development into the remainder of the Bicester 12 development site. These links shall be a minimum of 10m wide and shall be provided to the boundaries of the site, in accordance with the detail shown on the approved parameters plan, drawing number 4036-015 rev P21 and indicative site master-plan, drawing number 4036-013 rev P26. The development shall be carried out in accordance with these approved details prior to the fist occupation of any building in zone 2 and thereafter retained and maintained.

 

Full and Outline Permission

1.               Prior to the commencement of the development hereby approved on any phase of the development, including any demolition and any works of site clearance, a Construction Environmental Management Plan (CEMP), which shall include details of the measures to be taken to ensure construction works do not adversely affect residential properties adjacent or surrounding the site, together with details of the construction and communication to be carried out with adjacent residents, and to ensure that works do not adversely affect biodiversity, shall be submitted to and approved in writing by the local planning Authority. Thereafter the development shall be carried out in accordance with the approved CEMP.The CEMP shall also include the following matters

 

a)               Signage for construction traffic, pedestrians and other users of the site

b)               Controls on arrival and departure times for construction vehicles

c)               Piling methods (if employed)

d)               Earthworks

e)               Hoardings to the site, including future adjacent development plots

f)                Noise limits

g)               Hours of working

h)              Vibration

i)                Control of emissions

j)                 Waste management and disposal, and material re-use

k)               Materials storage, and

l)                Hazardous material storage and removal

 

2.               Cumulative noise output from any mechanical ventilation or plant associated with the development shall be noise attenuated or mitigated so that it achieves the following levels at 1m from the nearest receptors (listed below):

 

a)               Daytime (0.700-23.00)

 

i)                Wretchwick Farm Cottages and Wretchwick Farm: 43dB LAeq

ii)               Little Wretchwick Farm: 34dB LAeq

 

b)               Night time (23.00-07.00)

 

i)                Wretchwick Farm Cottages and Wretchwick farm: 31dB LAeq

ii)               Little Wretchwick Farm: 28dB LAeq

 

3.               J13 – land contamination: intrusive investigation

 

4.               J14 – land contamination: remediation scheme

 

5.               J16 – land contamination: carry out remediation

 

6.               Development shall not commence until a drainage strategy detailing any on and/or off drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

 

7.               Development shall not be commenced until: Impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by, the local planning authority (in consultation with Thames Water). The studies shall determine the magnitude of any new additional capacity required in the system and a suitable connection point.

 

8.               F8 – archaeology

 

9.               F9 – archaeology

 

10.            Prior to commencement of development, an updated Framework Travel Plan that complies with OCC’s travel planning guidance document ‘transport for New Developments: Transport Assessments and Travel Plans’ for the whole site will be submitted to and approved by the LPA in consultation with the highway authority. Prior to occupation, workplace travel plans for each separate phase of the development will be submitted to and approved in writing by the LPA and consultation with the HA. The plans shall incorporate details of (i) the means of regulating the use of private cars at the development in favour of other modes of transport (ii) how employees can travel to the site by bus in the evening and at night time (7pm to 7am) and (iii) the means of implementation and methods of monitoring site related travel. Thereafter the approved Travel Plans shall be implemented and operated in accordance with the approved details.

 

11.            Prior to commencement of development hereby approved, a Construction Traffic Management Plan shall be submitted to and approved in writing by the LPA. Thereafter the approved Construction Traffic Management Plan shall be implemented and operated in accordance with the approved details.

 

12.            G17 – no outside storage or other operations

 

13.            K8 – protected species

 

14.            K12 – nesting birds, no works between march and August unless agreed

 

15.            K17 – biodiversity enhancement

 

16.            K20 – landscape and ecological management plan