Agenda item

Approved in line with officer recommendation, subject to and completion of a legal agreement with regards to contributions to the highways and offsite biodiversity net gain. Details to be set out in the minutes.

The Committee considered application 24/00807/F, for new detached offices and agricultural buildings for a new agricultural seed facility, including access road, parking, landscaping, and associated facilities at OS Parcel 0927 East of and Adjoining Chacombe Road, Wardington for DSV United Kingdom Ltd.

 

Dr Matt Kerton, on behalf of the applicant, DSV United Kingdom Ltd, addressed the Committee in support of the application.

 

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

 

Resolved

 

That, in line with the officer’s recommendation, application 24/00807/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), 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 following (and any amendments as deemed necessary):

o   Contributions to Highways

o   Offsite Biodiversity Net Gain

 

Conditions

 

1.         The development hereby permitted shall be begun before the expiration of three years from 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.         Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out in accordance with the application forms and the following plans and documents:

Site location Plan 1:1250 and 1:2500 494-01 Rev C

Proposed Site Layout Plan 1:200 494-100 Rev H

Proposed Ground Floor Offices 1:50 494-110 Rev E

Proposed Offices First Floor Plan 1:50 494-111 Rev E

Proposed Offices Roof Plan 1:50 494-112 Rev B

Proposed Buildings 1 and 2 Elevations 1:100 494-200 Rev B

Proposed Buildings 2 and 3 Floor Plans 1:100 494-120 Rev D

Proposed Buildings 2 and 3 Elevations 1:100 494-201 Rev B

Proposed Building 4 Floor Plan 1:100 494-140 Rev D

Proposed Building 4 Elevations 1:100 494-202 Rev B

Site Elevations 1:100 494-20 Rev A

Greenhouse Elevations 4152-01 Rev 2

Greenhouse Floor Plans 4152-02 Rev 1

Proposed Material Schedule 494-205 Rev A

Tree Protection Plan 23.1754.001 Rev A Received 22/03/2024

Infiltration Basin Calculations

Porous Paving Calculations Received 14/05/2024

Proposed Material Schedule 494-205 Rev A received 11/06/2024

 

3.         No development shall commence above slab level unless and until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

 

·         details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

·         details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

·         details of the hard surface areas, including pavements, pedestrian areas, reduced-dig areas, crossing points and steps.

·         details of the proposed boundary treatment

 

The development shall not be carried out other than in accordance with the approved details and the hard landscape elements shall be carried out prior to the first occupation of the development and shall be retained as such thereafter.

 

Reason: To protect the visual amenity and ecology of the area. To accord with Policies ESD10, ESD13 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance in the National Planning Policy Framework.

 

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.

 

Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development 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.

 

5.         No development shall commence unless and until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The statement shall provide for at a minimum:

 

a.    The parking of vehicles of site operatives and visitors;

b.    The routeing of HGVs to and from the site;

c.    Storage of plant and materials used in constructing the development;

d.    Wheel washing facilities/ road sweeping;

e.    Measures to control the emission of dust and dirt during construction;

f.     Delivery and construction working hours;

g.    Biodiversity impact assessment

h.    The approved CEMP shall be adhered to throughout the construction period for the development.

 

Reason: To ensure the environment is protected during construction in accordance with Policy ENV1 of the Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

6.         No development shall commence, including any demolition, any works of site clearance and or the introduction of any construction machinery onto the site, unless and until protective fencing and warning notices have been erected on the site in accordance with the approved [construction method statement, ecological report, CEMP]. All protective fencing and warning signs shall be maintained in accordance with approved details for the entirety of the construction phase.

 

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. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

7.         No development shall commence unless and until full specification details (including construction, layout, surfacing and drainage) of the turning area and parking spaces within the curtilage of the site, arranged so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway, have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Thereafter, and prior to the first occupation of the development, the turning area and car parking spaces shall be constructed in accordance with the approved details and shall be retained for the parking and manoeuvring of vehicles at all times thereafter.

 

Reason - In the interests of highway safety, to ensure the provision of off-street car parking and to comply with Government guidance contained within the National Planning Policy Framework.

 

8.         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.

 

9.         Prior to the first occupation of the development, details of a proposed external lighting scheme shall be submitted to the local planning authority. The scheme shall set out the steps that will be taken to ensure that external lighting, including zonal/security lighting and column lighting within development promotes a secure environment and does not cause a nuisance to local residents or wildlife.

 

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 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

10.      No development shall commence above slab level until a schedule of materials and finishes for the external walls and roof(s) of the development hereby approved has been submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out other than in accordance with the approved schedule and shall be retained as such thereafter.

 

Reason - To ensure the satisfactory appearance of the completed development and to safeguard the character and appearance of the area and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

11.      Prior to the first use or occupation of the development hereby permitted the cycle parking as shown on the approved plans shall be provided in accordance with the approved plans, except that they shall be covered. The said cycle parking facilities shall be permanently retained and maintained thereafter for the parking of cycles in connection with the development.

 

Reason - In the interests of sustainability, to ensure a satisfactory form of development and to comply with Government guidance contained within the National Planning Policy Framework.

 

12.      Construction 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 be subsequently implemented in accordance with the approved details before the development is completed. The scheme shall include:

 

·         A compliance report to demonstrate how the scheme complies with the “Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire”.

·         Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change and 10% urban creep (Note: the Cv values should be set to 0.95 for roofs and 0.90 for paved areas and MADD should be 0.0);

·         A Flood Exceedance Conveyance Plan;

·         Comprehensive infiltration testing across the site to BRE DG 365 (to include three tests at each location and using the full depth of the trial pit);

·         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;

·         Details of how water quality will be managed during construction and post development in perpetuity; and

·         Consent for any connections into third party drainage systems

 

Reason - To ensure that there is no flooding due to the site drainage and that the water environment is protected.

 

13.      TRANSPORT CONDITIONS AS REQUIRED BY THE LHA

 

14.      SECURE HMMP CONDITION

 

15.      Notwithstanding the provisions of Part 7, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 and its subsequent amendments, the approved building shall not be extended or altered without the grant of further specific planning permission from the Local Planning Authority.

 

Reason - To enable the Local Planning Authority to retain planning control over the development of the site in order to safeguard the amenities of the area in accordance with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

16.      The buildings hereby permitted shall be used only for purposes falling within research and development (Class E(g)(ii)) as specified in Schedule 2 to the Town and Country Planning (Use Classes) Order 1987 (as amended) with ancillary agricultural and for no other purpose(s) whatsoever.

 

Reason: To enable the Local Planning Authority to retain planning control over the development of the site, in the interests of sustainable development and in order to maintain the character of the area in accordance with Saved Policy C28 of the Cherwell Local Plan 1996, Policies SLE1 and ESD 15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

17.      No development shall commence unless and until an Arboricultural method statement in line with BS5837:2012 has been submitted for review, outlining protective measures, and working practices to allow retention of existing trees/hedges.

 

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.

 

18.      Prior to the first occupation of the development, a scheme for the provision of vehicular electric charging points to serve the development shall be submitted to and approved in writing by the Local Planning Authority. The vehicular electric charging points shall be provided in accordance with the approved details prior to the first occupation of the unit they serve and shall be retained as such thereafter.

 

Reason: To comply with Policies SLE 4, ESD 1, ESD 3 and ESD 5 of the Cherwell Local Plan 2011-2031 Part 1 and to maximise opportunities for sustainable transport modes in accordance with paragraph 114(a) of the National Planning Policy Framework.

 

19.Building 1, hereby permitted, shall be used only for purposes falling within Research and Development Class E(g) (ii) as specified in Shedule 2 of the Town and Country Planning Use Classes order 1987 (as amended) with ancillary office and no other purpose(s) whatsoever. 

 

Reason: To enable the Local Planning Authority to retain planning control over the development of the site, in the interests of sustainable development and in order to maintain the character of the area in accordance with Saved Policy C28 of the Cherwell Local Plan 1996, Policies SLE1 and ESD 15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

20.Buildings 2, 3, 4 and the glasshouses, hereby permitted, shall be used only for the purposes of agriculture associated with the Research and Development use, hereby permitted for building 1 and no other use whatsoever and shall remain as one planning unit. 

 

Reason: To enable the Local Planning Authority to retain planning control over the development of the site, in the interests of sustainable development and in order to maintain the character of the area in accordance with Saved Policy C28 of the Cherwell Local Plan 1996, Policies SLE1 and ESD 15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.