Agenda item

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

The Committee considered application 18/00091/F for 14,200 sq m of logistics floor space, within class B8, including ancillary class B1 (a) offices (929 sq m), erection of security gatehouse, security fence, sprinkler tank and pump house, with an access road and associated site infrastructure including external service yard, lorry parking, landscaping, amenity open space including 10m green corridor with 3m foot path and cycle link to wider Bicester 12 and storm water drainage infrastructure and private sewage treatment plant at Symmetry Park, Aylesbury Road A41, Ambrosden for Db Symmetry (Bicester Reid) Ltd.

 

John Broad, on behalf of CPRE, addressed the committee in objection to the application.

 

Louise Steele, agent for the applicant, addressed the committee in support of the application.

 

In reaching their decision, the committee considered the officers’ report, presentation and written update.

 

Resolved

 

That application 18/00091/F be approved and that authority be delegated to the Interim Director for Planning and Regeneration to grant permission subject to:

 

I.        the applicant entering into an appropriate legal agreement

 

II.        notification of decision to planning casework unit as it is EIA development and;

 

III.        the following conditions (and any amendments to the content and final wording of those conditions as deemed necessary):

 

1.               The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.        

 

2.               Except where otherwise stipulated by condition, the development shall be carried out strictly in accordance with the following plans and documents: Application forms, FRA dared December 2015 prepared by Peter Brett Associates and additional technical notes prepared by Hydrock dated march 2018 revision D.; Archaeological Evaluation Report MK 050/16 by CFA Archaeology Ltd; Design and Access Statement dated January 2018 by PHP Architects; Planning Statement dated January 2018; Biodiversity Method Statement and Management Plan dated March 2017 EDP2606-20d, Energy Statement dated September 2016 by Peter Brett Associates, Phase II Ground Investigation report dated May 2016 16.02.026; Environmental Statement dated January 2018 PF/9932; Transport Assessment dated April 2016 by Peter Brett Associates; Framework Travel Plan dated December 2016 by Peter Brett Associates and drawing numbers: 4036-B09-011 rev PO3 - Location Plan; 4036-B09-000 Rev PO5 Red Line Plan; 4036-B09-014 rev PO8- Parking details; 4036-B09-001 rev P20-Indicative site masterplan; 4036-B09-013 rev PO8-Fencing details; 4036-B09-008 rev P15-Site layout plan; EDP-2606-123i; 124k; 125i; 126i; 127j; 129c and 128i Soft Landscape Scheme sheets 1-7; 4036-B09-020 Rev PO6 Site Sections; EDP2606/50L illustrative ecology and landscape plan; 4036-BO9-006 Rev PO6; 4036-B09-009 Rev P05-elevations and sections; 4036-B09-012 Rev P01-Gatehouse details; 4036-B09-015 Rev P01-Roof plan; 4036-B09-016 Rev P04-Parameter line comparison plan; 4036-B09-017 P03-Sprinkler installation; 4036-015 rev P20-Parameters plan; Drainage Plans by Hydrock: SYM-HYD-XX-XX-DR-C-0001 Rev P3; 0002 rev P3; 0003 Rev P2; 0004 Rev P1; 0005 Rev P3; 0006 Rev P1; 0007 Rev P1; 0120 rev P2; 0105 rev T2 and 0104 Rev T2 and vehicle tracking shhets 0009 P2; 0010 P3 and 0011.

           

3.               Prior to the commencement of the development hereby approved, full details of the external lighting shall be submitted to and approved in writing by the Local planning Authority. Thereafter, the lighting shall be carried out and retained in accordance with the approved details.

           

4.               All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

           

5.               Prior to the first occupation of the development hereby approved, a landscape management plan, to include the timing of the implementation of the plan, long term design objectives, management responsibilities, maintenance schedules and procedures for the replacement of failed planting for all landscape areas, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the landscape management plan shall be carried out in accordance with the approved details.

           

6.               All existing topsoil that is disturbed by construction works shall not be removed from the site but shall be carefully removed and stored within the curtilage of the site and, following the completed planting of the landscaping scheme, shall be distributed throughout the completed planting areas.

           

7.               The existing hedgerow along the northern and southern boundaries of the site shall be retained and properly maintained, and if any hedgerow plant dies within five years from the completion of the development it shall be replaced and shall thereafter be properly maintained in accordance with this condition.

           

8.               No development shall take place [on any phase], including any works of demolition until a Construction Traffic Management Plan has been submitted to, and approved in writing by the Local Planning Authority. The statement shall provide for at a minimum:

a)         The CTMP must be appropriately titled, include the site and planning permission number;

b)         The routeing of HGVs, construction traffic and delivery vehicles to and from the site and signed to the necessary standard/requirement, this includes maens of access into the site; details of and approval of any road closures needed during construction details of any traffic management needed during construction details of appropriate signing to accord with the necessary standards/requirements for pedestrians during construction works, including any footpath diversions

            c)         Loading and unloading of plant and materials;

d)         Storage of plant and materials used in constructing the   development, including site compound;

e)         The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; a regime for inspection and maintenance of all signing, barriers etc contact details of the Project manager and Site Supervisor use of appropriately trained, certified and qualified banksmen for guiding vehicles/unloading etc details of parking for all those involved on the site

f)          Wheel washing facilities/ road sweeping - to prevent mud etc, in vehicle tryres/wheels from migrating onto the adjacent highway;

g)         Measures to control the emission of dust and dirt during construction;

h)        A scheme for recycling/ disposing of waste resulting from demolition and construction works;

i)          Delivery, demolition and construction working hours which must be outside network peak and school peak hours;

j)          The approved Construction Traffic Management Plan shall be adhered to throughout the construction period for the development.

           

9.               Prior to the first occupation of the development hereby approved, a Travel Plan, prepared in accordance with the Department of Transport's Best Practice Guidance Note "Using the Planning Process to Secure Travel Plans" and its subsequent amendments, shall be submitted to and approved in writing by the Local Planning Authority.  The plan shall incorporate site specific details of the means of regulating the use of private cars related to the development in favour of other modes of transport and the means of implementation and methods of monitoring. Thereafter, the approved Travel Plan shall be implemented and operated in accordance with the approved details.

           

10.            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 been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. This scheme shall include.....(see OCC)

           

11.            No piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to surface water infrastructure, and the programme for the works), has been submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

           

12.            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.

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.

           

13.            Prior to the formation of the first slab level, a scheme for sustainable urban drainage (SUDS) shall be submitted to and approved in writing by the local planning authority in accordance with a SUDS maintenance and Management Plan for the development in Zone 1 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. 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. The scheme shall be implemented in accordance with the approved details.

           

14.            No goods, materials, plant or machinery shall be stored, repaired, operated or displayed in the open without the prior express planning consent of the Local Planning Authority.

           

15.            Prior to the commencement of the development full details of the green infrastructure and footpath/cycle links from this site into the adjoining Bicester 12 site and to the A41 footpath shall be submitted to and approved in writing by the Local Planning Authority. This route shall be provided in accordance with the details so approved prior to the first occupation of the building hereby approved.

           

16.            Cumulative noise output from any mechanical ventilation or fixed 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

           

17.            Prior to the commencement of the development hereby permitted, a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals shall be documented as a report undertaken by a competent person and in accordance with DEFRA and the Environment Agency's 'Model procedures for the Management of Land Contamination, CLR 11' and submitted to and approved in writing by the Local Planning Authority. No development shall take place until the Local Planning Authority has given its written approval that it is satisfied that the risk from contamination has been adequately characterised by this submission.

           

18.            If contamination is found by undertaking the work carried out under condition 34, prior to the commencement of the development hereby permitted, a scheme of remediation and/or monitoring to ensure the site is suitable for its proposed use shall be prepared by a competent person and in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11' and submitted to and approved in writing by the Local Planning Authority. No development shall take place until the Local Planning Authority has given its written approval of the scheme of remediation and/or monitoring required by this condition.

           

19.            If remedial works have been identified in condition 20, the development shall not be occupied until the remedial works have been carried out in accordance with the scheme approved under condition 20. A verification report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

           

20.            If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

           

21.            Prior to any demolition on the site and the commencement of the development and following the approval of the first stage Written Scheme of Investigation produced by CFA Archaeology and submitted with this application, a programme of archaeological evaluation, investigation and recording of the application area shall be carried out by the commissioned archaeological organisation in accordance with the approved first stage Written Scheme of Investigation.

           

22.            Prior to, and within two months of, the commencement of the development, the site shall be thoroughly checked by a suitably qualified ecologist to ensure that no protected species, which could be harmed by the development, have moved on to the site since the previous surveys were carried out. Should any protected species be found during this check, full details of mitigation measures to prevent their harm 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 mitigation scheme.

           

23.            No removal of hedgerows, trees or shrubs nor works to, or demolition of buildings or structures that may be used by breeding birds, shall take place between 1 March and 31 August inclusive, unless the Local Planning Authority has confirmed in writing that such works can proceed, based on health and safety reasons in the case of a dangerous tree, or the submission of a recent survey (no older than one month) that has been undertaken by a competent ecologist to assess the nesting bird activity on site, together with details of measures to protect the nesting bird interest on the site.

           

24.            Prior to the commencement of the development hereby approved, including any demolition, and any works of site clearance, a method statement for enhancing biodiversity shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details.

           

25.            Prior to the commencement of the development, including any demolition and any works of site clearance, full details of the role, responsibilities and operations to be overseen by a qualified supervising ecologist shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be overseen by the qualified ecologist in accordance with the approved details.

           

26.            Prior to the first occupation of the building, a strategy shall be submitted to and agreed in writing by the Local Planning Authority which sets out how Apprenticeships and Training Opportunities will be provided during construction and by the occupiers of the unit. The strategy shall include details of the number of apprenticeships and training posts, over what period of time they may be employed, where the apprentices may be placed within the company and where the apprentices may be taken from. The strategy will be implemented in accordance with the approved details.

           

27.            Prior to the commencement of any development on the site, a detailed Energy Strategy shall be submitted to and agreed in writing by the Local Planning Authority. The strategy shall include:

            o          How climate change adaption measures will be incorporated

o          How the development design will reflect fabric efficiency in its constructions

            o          Increased energy efficiency

            o          Sustainable construction

            o          District heating /combined heat and power feasibility study

            o          Renewable energy

           

The agreed energy strategy shall ensure that all buildings hereby approved are constructed to at least BREEAM 'Very Good' standard.

The development thereafter shall be carried out in accordance with the agreed strategy.

           

28.            All buildings hereby approved shall be constructed to at least BREEAM 'Very Good' standard.

           

29.            The building hereby approved shall provide electricity charging points for cars within the site, in accordance with the details hereby approved, prior to the first occupation of the building on the development. The development shall be carried out in accordance with the approved details and thereafter retained and maintained in accordance with the approved plans.