Agenda item

Approved, in line with the officer recommendation, subject to conditions, details to be set out in the minutes.

The Committee considered application 21/01854/F, which sought consent for work at DCS Group UK Ltd, Oceans House, Noral Way, Banbury OX16 2AA, following the grant of permission for the erection of a warehouse extension, relocation of lorry park and driver’s amenity building, together with associated external works. The proposals comprised the following changes: - 

-           The area immediately in front of the warehouse has been simplified to reflect the need for more manoeuvring space for the lorries, and the need to separate further the circulation of cars from lorries on the site;

-           The "future parking extension area" of the previous application has been designed and built out;

-           There is a new extension to the east elevation of the proposed warehouse (420m2), which will house fork lift chargers;

-           Two mezzanine levels have been added within the latest warehouse extension, to provide 2,000m2 of additional floorspace;

-           A new entrance canopy and an additional area of second floor offices has been added to the proposals. No change in staff numbers is forecast, with the additional space providing meetings rooms, an executive office suite allowing relief to more cramped office conditions elsewhere;

-           New "over-cladding" has been introduced along the north elevation; and

-           A replacement lorry drivers café.

Claudia Jones, on behalf of the agent for the application, Morgan Elliot Planning, address the Committee in support of the application.

In reaching its decision the Committee considered the officers’ report, presentation, address of the public speaker and the written updates.

Resolved

That, in line with the officer’s recommendation, application 21/01854/F be delegated to the Assistant Director for Planning and Development to grant permission subject to 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. 

Compliance with Plans 

2.         Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the application forms and the following plans and documents:  

·                Location Plan – 0707/008_[-]

·                Proposed Site Plan – 0707/009_[B]

·                Proposed Ground Floor Plan – 0707/010_[B]

·                Proposed First Floor Plan – 0707/011_[B]

·                Proposed Second Floor Plan – 0707/012_[B]

·                Truck Stop Café Plans and Elevations – 0711/001 [D]

·                Proposed Elevations – 0707/016_[A] 

Reason: For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework. 

Cycle Storage Provision 

3.         Prior to the first use or occupation of the warehouse extension hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. The covered cycle parking facilities so provided shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development. 

Reason: In the interests of promoting sustainable transport modes in accordance with Government advice in the National Planning Policy Framework. 

Extraction Ventilation Equipment

4.         Prior to the installation of any commercial kitchen exhaust system to be installed to serve the truck drivers cafe within the approved development, a noise and odour impact assessment shall be submitted for the prior written approval of the local planning authority. The noise and odour assessment shall include details of a scheme for minimising emissions of noise and of cooking odour/grease from the proposed kitchen exhaust system. The noise assessment shall be undertaken in accordance with BS 4142:2014:+A1:2019 Method for Rating and Assessing Industrial and Commercial Sound whilst the cooking fume odour/grease assessment will be undertaken in accordance with the EMAQ Update to the 2014 report on Control of Odour and Noise from Commercial Kitchen Exhaust Systems prepared by NETCEN for the Department for Environment Food and Rural Affairs The scheme shall be implemented in strict accordance with the approved details and shall thereafter be retained, serviced and maintained as such. 

Reason: To safeguard the amenities of the occupiers of nearby properties from the adverse effects of noise/odour and grease from commercial kitchen exhaust’. systems installed and meet the aims of the National Planning Policy Framework. 

Unexpected Land Contamination

5.         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 Saved Policy ENV12 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

Drainage Strategy 

6.         Notwithstanding the previously submitted drainage strategy, before any above ground works commence, a scheme for the provision and implementation of foul and surface water drainage shall be submitted to and approved in writing by the Local Planning Authority. The drainage works shall be constructed and completed in accordance with the approved plans before the first occupation of any of the extensions hereby approved and thereafter retained as such. 

Reason: To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property 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.  Provision of Parking,

Turning and Loading/Unloading Area

7.         The proposed HGV parking, turning, loading and unloading facilities shall be provided in accordance with the approved plans before first use of the warehouse extension hereby permitted. The parking, turning, loading and unloading facilities shall thereafter be retained for use in connection with the development for those purposes only. 

Reason: In the interests of highway safety, to ensure the provision of adequate off-street parking and turning/loading/unloading to comply with Government guidance in Section 12 of the National Planning Policy Framework. 

External Lighting

8.         Details of the external lighting, including the design, position, orientation and any screening of the lighting shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The lighting shall be installed and operated in accordance with the approved scheme at all times thereafter. 

Reason: To protect the amenities of nearby residents and to comply with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policies C28 and C30 of the Cherwell Local Plan 1996.