Agenda item


Symmetry Park Phase 2, Morrell Way, Ambrosden

Decision:

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

Minutes:

The Committee considered application 20/00530/F, a full planning application for 4,635sq. m of logistics floor space, within Class B8, including ancillary Class B1 (a) office, (592sq.m), a customer collection facility (112 sq.m), staff mess pod (142 sq.m), and associated infrastructure including external service yard, lorry, van and staff car parking, re-fuelling facility, fencing, landscaping, storm water drainage and private sewage treatment plant, with an access road off Morrell Way at Symmetry Park Phase 2, Morrell Way, Ambrosden for Tritax Symmetry Bicester 2 Ltd.

 

Councillor Dan Sames and Councillor Nick Cotter addressed the Committee as local ward members .

 

Mark Wilkes Director of Infrastructure and Sustainability, DPD Group UK Ltd. and Peter Frampton, agent for the applicant addressed the Committee in support of the application.

 

In reaching its decision the Committee considered the officer’s report and presentation, the addresses of the public speakers and the written update.

 

Resolved

 

(1)           That authority be delegated to the Assistant Director Planning and Development to grant permission for application 20/00530/F subject to:

 

(i)             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 following (and any amendments as deemed necessary):

 

a) Strategic Transport Contribution - £91,932 (index linked)

b) Public Transport services - £14,637 (index linked)

c) Travel Plan Monitoring - £2.346 (index linked)

d) Highway Works - £148,000 (index linked)

e) Payment of the District Council and County Council monitoring costs – TBC

 

(ii)            an undertaking that development will not commence until DPD have signed the lease for the site

 

(iii)          the conditions set out below (and any amendments to those conditions as deemed necessary):

 

CONDITIONS

 

Time Limit

 

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.

 

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

2.    The development hereby permitted shall be used only for purposes falling within Class B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended) or any provision equivalent to that class in any statutory instrument revoking, amending or re-enacting that order and for no other purpose(s) whatsoever.

 

Reason: In order to retain planning control over the use of the site and in accordance with Government guidance contained within the National Planning Policy Framework.

 

Compliance with Plans

 

3.    The development shall not be carried out otherwise than in complete accordance with the approved plans;

 

               4036-X01-006 P5 Red Line Plan

               4036-X01-007 P9 Estate Plan

               4036-X01-008 P6 GA - Plans – Areas

               4036-X01-010 P6 GA - Elevations & Section

               4036-X01-011 P3 GA - Plans - Offices & Mess Pod

               4036-X01-012 P4 GA - Roof plan

               4036-X01-013 P7 Proposed Site Layout – Planning

               4036-X01-014 P8 External finishes plan

               4036-X01-015 P7 Parking Details Plan

               4036-X01-016 P8 Fencing Details Plan

              4036-X01-017 P7 Site Sections

 

              Vehicle Tracking Drawings

              10942-HYD-XX-XX-DR-TP-0001-P02

              10942-HYD-XX-XX-DR-TP-0002-P02

              10942-HYD-XX-XX-DR-TP-0003-P02

              10942-HYD-XX-XX-DR-TP-0004-P01

              10942-HYD-XX-XX-DR-TP-0005-P02

              10942-HYD-XX-XX-DR-TP-0006-P02

 

              Lighting

              Dwg no 180971-E-011 P02 External Lighting Layout

              Symmetry Park Bicester Warehouse External Luminaire Schedule (version 1)

 

             Landscape and Ecology

             edp4813_r001-C-LVA

             edp4813_r002-A-Arboricultural Technical Note

             edp4813_r008-C-Arboricultural Impact Assessment

             edp4813_r007-D-Ecology Appraisal

 

             edp4813_d022-H-Detailed Landscape Design.

               edp4813 - BIA 19032020-1.4-

             edp4813_d027c Illustrative Landscape Strategy

 

             Sustainability

             Sustainability Statement for Planning - Rev C 180971             

             PV report P03 CPW-ME-180971-P01

             

             Surface Water Drainage

       Flood Risk Assessment 10942-HYD-XXX-XXX-RP-FR-0002.

       C-10942-RP-001_ 4 Symmetry Park Bicester Drainage Strategy Report-  

       [FINAL]

 

       Pump Failure surface Water Storage C-10942-TN-001 P1

       C-10942-HYD-00-ZZ-DR-C-7012 – P3 Surface water flood extents

       C-10942-HYD-00-ZZ-DR-C-7016 – P1Surface water flood extents during

      pump failure

      C-10942-HYD-00-ZZ-DR-C-7017 – P1 Additional surface water storage in

      case of pump failure

 

      C10942-HYD-00-ZZ-DR-C-7005_External Levels_P6

 

      Ground Conditions

      10942-HYD-XX-XX-RP-GE-0001-P02-  

      S2_Land_adj_Symmetry_Park_Unit_D (1)

 

              Air Quality

              BID-HYD-XX-ZZ-RP-Y-2101_P01 Air Quality Report

 

              Noise Assessment

              DPD-HYD-ZZ-XX-RP-Y-1001-P02 DPD Bicester Noise Assessment

 

              Transport

              Transport Statement 10942-HYD-XX-XX-RP-TP-4001-P03

 

              Archaeology

              edp4813_r004-A-Archaeological and Heritage Assessment

              Archaeology Evaluation WFBO3_EV_MK202_20_V3

 

              Design and Access Statement

              Planning Statement

unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

Reason – To clarify the permission and for the avoidance of doubt.

 

Conditions with which the development must comply

 

4.    No development shall take place until the existing trees and hedgerows to be retained have been protected in the following manner unless otherwise previously agreed in writing by the Local Planning Authority; 

 

a) Protective barriers shall be erected around the tree(s) to a distance not less than a radius of 12 times the trunk diameter when measured at 1.5m above natural ground level (on the highest side) for single stemmed trees and for multi-stemmed trees 10 times the trunk diameter just above the root flare.

 

b)The barriers shall comply with the specification set out in British Standard BS5837:2012 ‘Trees in Relation to Construction – Recommendations’ that is steel mesh panels at least 2.3m tall securely fixed to a scaffold pole framework with the uprights driven into the ground a minimum of 0.6m depth and braced with additional scaffold poles between the barrier and the tree[s] at a minimum spacing of 3m. 

 

c)The barriers shall be erected before any equipment, machinery or materials are brought onto the site for the purposes of development [and / or demolition] and shall be maintained until all equipment, machinery and surplus material has been removed from the site. 

 

d) Nothing shall be stored or placed within the areas protected by the barriers erected in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavations be made, without the written consent of the Local Planning Authority.

 

Reason – To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

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(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.

 

Reason – To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

6.    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 the 1st March and 31st 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.

 

Reason - To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 and Government guidance contained within the National Planning Policy Framework.

 

7.    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.

 

Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy ENV12 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

8.    The development hereby permitted shall be carried out in strict accordance with the Construction Environmental Management Plan (CEMP) Rev 2 (A&H Construction Development. Plc.) May 2020.

 

Reason – In the interests of highway safety and to ensure that the environment is protected during construction and protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ENV1 of the Cherwell Local Plan 1996 and Policy ESD10 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

9.    The development hereby permitted shall be carried out strictly in accordance with the approved Flood Risk Assessment (FRA) dated 14th February 2020 10942-HYD-XXX-XXX-RP-FR-0002 and the Drainage Strategy report C-010942-HYD-XX-XX-RP-001 dated 14th February 2020.

 

Limiting the surface water run-off to 14l/s (QBAR) for all storm events up to 1 in              100 year +40% climate change event.  With the use of below ground attenuation, swales, hydrocarbon interceptor and pumped discharge as described in the Drainage Strategy.

 

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.

 

Reason – To protect the development and its occupants from the increased risk of flooding in accordance with Policy ESD6 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government advice in Section 14 of the National Planning Policy Framework.

 

10. The development hereby permitted shall be carried out in strict accordance with the detailed C-10942-RP-001_Symmetry Park Bicester Drainage Strategy Report-[FINAL] dated 14th February 2020 and the Technical Note C-10942-TN-001-Pump failure surface water storage dated 4th April 2020.

 

Reason - To ensure that the development/site is served by sustainable arrangements for the disposal of surface water, to comply with Policy ESD6 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government advice in the National Planning Policy Framework.

 

11. The building hereby approved shall be constructed to at least BREEAM ‘Very Good’ standard.

 

Reason - To ensure energy and resource efficiency practices are incorporated into the development in accordance with Policies ESD 1 - 5 of the Cherwell Local Plan 2011-2031 Part 1 and the Government’s aim to achieve sustainable development as set out within the National Planning Policy Framework.

 

Conditions which must be complied with prior to the commencement of development

 

The applicant is keen to secure a permission without the need to discharge pre-commencement conditions. The application has been supported by detailed plans and by a number of assessments and reports to achieve this. Further reports and additional information are awaited to resolve the following conditions. However, if this information is not received prior to determination of the application, the following pre-commencement conditions will be required.

 

·       Apprenticeship and Training Strategy

·       Archaeological Written Scheme of Investigation

 

If information is submitted to satisfy the above, compliance conditions may be required to be imposed to ensure the development complies with the submitted and approved information.

 

Conditions which must be complied with prior to occupation

 

12. Prior to the first use or 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 including the provision by the occupier of 10no. bicycles for use of staff employed on the site, and means of implementation and methods of monitoring. Thereafter the approved Travel Plan shall be implemented and operated in accordance with the approved details.

 

Reason – In the interests of sustainability, to ensure a satisfactory form of development and to comply with policies SLE4 and ESD1 of the Cherwell Local Plan 2011-2031 and Government guidance within the National Planning Policy Framework.

 

13. Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with the approved plan no. 4036-X01-015 P7. Thereafter, the covered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development.

 

14. Prior to the first occupation of the development hereby approved, the footpath/cycleway link to the adjacent Bicester 12 site as indicated on the approved plan no. 4036-X01-013 P7 shall be constructed up to the boundary of the site and thereafter be maintained and remain open for public use without restriction.

 

Reason – To make provision for future links to the adjacent Bicester 12 development site in the interests of sustainability and cohesive development through the provision of suitable footpath/cycle connections in accordance with Policies ESD 15 and Bicester 12 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

15.   Prior to first occupation of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the LEMP shall be carried out in accordance with the approved details.

 

Reason - To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government guidance contained within Section 15 of the National Planning Policy Framework.

 

Supporting documents: