Decision:
Approved, subject to various requirements to be set out in the Minutes
Minutes:
The committee considered application 19/00388/F for Full Planning Permission for 29,350 sqm of logistics floor space, within class B8 of the Town and Country Planning Use Classes Order 1987, including ancillary class B1 (a) offices (1,688 sqm), erection of security gatehouse (26 sqm), security fence, sprinkler tank and pump house, accessed from the existing Symmetry Park estate road, 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, Morrell Way, Ambrosden for DB Symmetry (Bicester Reid) Ltd.
Councillor Sames, addressed the committee as Ward member.
Dr Pamela Roberts, on behalf of CPRE and Ambrosden Parish Council addressed the committee in objection to the application.
Peter Frampton, the applicant’s agent, addressed the committee in support to the application.
In reaching their decision, the committee considered the officers report, presentation written update and address of the Ward member and public speakers
Resolved
That authority be delegated to the Assistant Director for Planning and Economy to grant permission for application 19/00388/F, subject to the conditions set out below (and any amendments to those conditions as deemed necessary) and the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as substituted by the Planning and Compensation Act 1991, to secure the obligations summarised at paragraph 9.98 of this report and if officers consider it justified a contribution towards the improvement of bus services serving the site.
Subject to the following conditions:
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 conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents: 4036-C02-001 P10 Plot C Masterplan Layout; 4036-C02-006 P04 Elevations and Section; 4036-C02-008 P03 Roof plan; 4036-C02-010 P04 Parking Details; 4036-C02-011 P06 Fencing Plan;
4036-C02-013 P03 Parameters Line Comparison Plan; 4036-C02-014 P02 Sprinkler Installation; 4036-C02-015 P02 Gate House Details; 4036-C02-020 P02 Site Section; 4036-C02-100 P01 Site Location Plan; 4036-C02-101 P03 Application Red Line Plan; 4036-C02-102 P05 Site Layout Plan PlotC; 4036-C02-103 P03 External Surface Finishes; Vehicle Tracking Sheet 1 C11238-HYD-00-ZZ-C-8000-P2; Vehicle Tracking Sheet 2 C11238-HYD-00-ZZ-DR- C-8001-P1; Lighting Plan 18/1093/E/011 Rev A; Edp2606-d050-o-Illustrative Landscape Plan; Edp2606-d140-B Detailed Landscape Design Unit C; Edp2606- r027-B Landscape Management Plan Unit C (June 2019); Design and Access Statement 4036-C02 (February 2019); Energy Statement 32765-3003 (September 2016 prepared by Peter Brett); PV Report CPW-ME-181093-P01 (February 2019) prepared by CPW; Energy Statement BREEAM (Letter dated April 2017) prepared by CPW; FRA 32765/4001 Rev C (December 2015) prepared by Peter Brett; Environmental Statement (February 2019); Planning statement (February 2019); Transport Assessment 3276515501 Rev D dated April 2016;Framework Travel Plan 32765/5501 Rev E December 2016; Biodiversity Method Statement and Management Plan dated March 2017; Phase II Ground Investigation 16.02.026 dated May 2016; WSI WFBO/3057 dated December 2016; Archaeological Recording Action Report MK141/18 dated October 2018; Archaeological Trial Trench Evaluation Report MK050/16; Air Quality Technical Note SPC-HYD-XX-ZZ-RP-Y- 2001-P02 dated June 2019 and FRA Technical Note Designers response to OCC Objection C-11238-HYD-00-ZZ-TN-C-7002 P1 dated June 2019.
3. No development shall take place until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. This shall include details of times for construction traffic and delivery vehicles to access the site, which must be outside of peak network hours. Thereafter, the approved Construction Management Plan shall be implemented and operated in accordance with the approved details for the duration of the construction phase of the development.
4. Prior to the first occupation of the building hereby approved, and unless alternative details are first submitted to and approved in writing by the Local Planning Authority, the external lighting shall be installed strictly in accordance with the details shown on drawing number 18/1093/E/11 rev A and the submitted lighting schedule.
5. 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 or on completion of the development, whichever is sooner and thereafter maintained and managed in accordance with the Landscape Management Plan dated June 2019 (edp 2606-r0276). 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.
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 thereafter re-used during the preparation of the site and implementation of the approved landscaping scheme.
7. Except to allow the provision of the footpath/cycle link into the adjacent site along the western boundary (as shown on Drawing No: 4036-C02- 001 P10), the existing hedgerows to the northern, southern and western boundaries 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 in the current/next planting season with others of similar size and species and thereafter be properly maintained in accordance with this condition.
8. 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 sharing and encouraging reduced reliance on the use of private cars related to the development in favour of other modes of transport and means of implementation and methods of monitoring. Thereafter the approved Travel Plan shall be implemented and operated in accordance with the approved details.
9. The development hereby permitted shall be carried out strictly in accordance with the approved Flood Risk Assessment (FRA) dated April 2016/32765-4001-Rev C produced by Peter Brett, the Flood Risk Technical Note C11238-HYD-00-ZZ-TN-C- 7000-P2 and C-11238-HYD-00-ZZ-TN-C-7001 Rev P2 dated 2nd May 2019 and response to OCC objection produced by Hydrock C11238-HYD-00-ZZ-TN-C-7002 P1 dated 27th June 2019 and the mitigation measures detailed within the FRA, Drainage Statement and Technical Note referred to above:
- Limiting the surface water run-off by the <100-year return event> critical storm to 19.8 i/s so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site
- Limiting the surface water run-off generated by the <1-year return event> critical storm to 16.8 i/s so that it will not exceed the run-off from the undeveloped site and not increase the risk of flooding off-site
- Use of SuDS Underground Attenuation, Crate Tank, Swales, Hydrocarbon Interceptor and Variable Complex Pump as described in the Drainage Strategy, Technical Note and drawings titled 'Drainage Layout' (Drawing Ref:C11238-HYD-00- ZZ-DR-C-7002 Rev P05 and C11238-HYD-00-ZZ-DR-C-7003 Rev P04) 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.
10. Development shall not begin until a detailed surface water drainage scheme for the site, 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. The scheme shall also include:
- A compliance report to demonstrate how the scheme complies with the 'Local Standards and Guidance for Surface Water Drainage on Major Development on Oxfordshire'
- Full microdrainage calculations for all events up to and including the 1 in 100 year plus 40% climate change
- A Flood Exceedance Conveyance Plan
- Detailed design drainage layout drawings of the SuDS proposals including cross section details
- Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element; and
- Details of how water quality will be maintained during construction
11. The development hereby approved shall not be occupied until confirmation has been provided that all water network upgrades required to accommodate the additional flows from the development have been completed.
12. Following the first occupation of the unit hereby approved, no goods, materials, plant or machinery shall be stored, repaired, operated or displayed in the open without the express planning consent of the Local Planning Authority.
13. 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):
• Daytime (0.700-23.00) Wretchwick Farm Cottages and Wretchwick Farm: 43dB LAeq; Little Wretchwick Farm: 34db LAeq
• Night time (23.00-0.700) Wretchwick Farm Cottages and Wretchwick Farm: 31dB LAeq; Little Wretchwick Farm: 28dB LAeq
14. If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until 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.
15. 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 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.
16. No development shall take place until a strategy has been submitted to and agreed in writing by the Local Planning Authority which sets out how Apprenticeships and Training Opportunities will be encouraged to be provided during the construction phase 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 will be employed, where the apprentices may be placed within the company and where apprentices will be taken from. The strategy shall be implemented in accordance with the approved details.
17. The building hereby approved shall be constructed to at least BREEAM ‘Very Good’ standard.
18. Prior to the first occupation of the building hereby approved, the electricity charging points for vehicles shall be provided in accordance with the details shown on the approved plans.
19. Prior to the first occupation of the building hereby approved, Photovoltaic (PV) cells shall be installed on at least 25% of the roof coverage on the first floor offices in accordance with the approved roof plan (Drawing number 4036-C02-008 P03) and the PV report (CPW ref CPW-ME-181093-P01 dated February 2019). The PV cells shall thereafter be retained and maintained in accordance with the approved details.
20. The premises shall be used only for purposes falling within Class B8 specified in the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) or in any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order and for no other purpose(s) whatsoever.
Supporting documents: