Agenda item


Symmetry Park, Morrell Way, Ambrosden

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: