Agenda item

Public Participation

·         David Hutchinson, agent, spoke in support of the application.

 

The Planning Officer introduced the report which recommended that reserved matters be approved subject to appropriate planning conditions.  He explained that the application was for the approval of reserved matters for employment development comprising B1, B2 and B8 uses and associated access and landscaping pursuant to outline permission ref 05/00744/OUT.

 

The Committee then had the opportunity to ask technical questions of the officer.

 

Members of the public then had the opportunity to address the Committee with their views, as detailed above.

 

The Local Member, Cllr Francis Morland, then spoke to the application.

 

The Committee then considered the application and a number of issues were raised, in particular highway issues in relation to the West Ashton Traffic lights and some minor road alterations to the Yarnbrook crossroads and County Way roundabout in Trowbridge.

 

Resolved:

 

That planning permission be granted for the following reasons:

 

The principle of developing this site as a strategic employment site has been fully established (following the approval of the extant outline application 05/00744/FUL, and most recently on appeal: application W/10/03031/FUL). The reserved matters hereby approved are considered wholly compliant with the adopted development plan and emerging Council policies.

 

Subject to the following condition(s):

1 No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following:

(a) the parking of vehicles of site operatives and visitors;

(b) loading and unloading of plant and materials;

(c) storage of plant and materials used in constructing the development;

(d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

(e) wheel washing facilities;

(f) measures to control the emission of dust and dirt during construction;

(g) a scheme for recycling/disposing of waste resulting from demolition and construction works; and

(h) measures for the protection of the natural environment.

(i) hours of construction, including deliveries; has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the Local Planning Authority.

 

REASON: To minimise detrimental effects to the neighbouring amenities, the amenities of the area in general, detriment to the natural environment through the risks of pollution and dangers to highway safety, during the construction phase.

 

POLICY: West Wiltshire District Plan 1st Alteration 2004 - POLICY: C38, as well as the NPPF and NPSE.

 

2 The developed shall be carried out fully in accordance with the recommendations contained within the Ecological Assessment published by Aspect Ecology Ltd dated May 2011.

 

REASON: In order to protect protected species and their associated habitats.

 

POLICY: The National Planning Policy Framework (NPPF)

 

3 No phased development shall commence on site until external lighting details for the site have been submitted to the local planning authority for its written approval. The development shall be carried out in accordance with the approved details.

 

REASONS: In order to protect against inappropriate levels of lighting detrimentally impacting upon local, neighbouring properties and nature conservation interests.

 

POLICY: The National Planning Policy Framework (NPPF) and West Wiltshire District Plan – 1^st Alteration – Policy C35 and C38.

 

Note: The applicant is expected to carefully consider any lighting scheme and to have due cognisance of its impact upon neighbouring properties and occupiers as well as to nature conservation interests; and especially have regard to the recommendations contained with the Habitat Creation Management and Monitoring Plan, dated May 2006.

 

4 For the avoidance of any doubt, and excepting those sections where the existing hedgerow fronting West Ashton Road shall be cut back and opened up pursuant to highway improvements and providing pedestrian linkages, the remainder of the hedgerow and identified tree shall not be cut down, uprooted or destroyed, other than in accordance with the approved plans, without the prior written approval of the Local Planning Authority. Any topping or lopping approval shall be carried out in accordance BS3998: 1989 British Standard for Tree Work or arboricultural techniques where it can be demonstrated to be in the interest of good arboricultural practise. If any tree is removed, uprooted, destroyed or dies, another tree shall be planted at the same place, at a size and species and planted at such time, that must be agreed in writing with the Local Planning Authority. No equipment, machinery or materials shall be brought on to site for the purpose of development, until a scheme showing the exact position of protective fencing to enclose all retained trees and hedgerows beyond the outer edge of overhang of their branches in accordance with British Standard 5837: 2005: Tree in Relation to Construction, has been submitted and approved in writing by the Local Planning Authority, and; the protective fencing has been erected in accordance with the approved details. The protective fencing shall remain in place for the entire development phase and until all equipment, machinery and surplus materials have been removed from the site. Such fencing shall not be removed or breached during construction operations without prior written approval by the Local Planning Authority.

 

In this condition "retained tree" means an existing tree / section of hedgerow which is to be retained in accordance with the approved plans and particulars; and the paragraphs above shall have effect until the expiration of five years after the completion of the development. No fires shall be lit within 15 metres of the furthest extent of the canopy of any tree or group of trees to be retained on the site or adjoining land and no concrete, oil, cement, bitumen or other chemicals shall be mixed or stored within 10 metres of the trunk of any tree or group of trees to be retained on the site or adjoining land].

 

REASON: To prevent trees being retained on or adjacent to the site from being damaged during the construction works and in the interest of visual amenity.

 

5 Notwithstanding the details shown in respect to the landscaping treatment, no phased development shall commence on site until the following details have been submitted to the local planning authority for its written approval:-

 

·         Full details and measures of protecting the retained section of hedgerow during the course of the phased development;

·         A detailed planting specification showing all plant species, supply and planting sizes and planting densities,

·         Finished levels and contours;

·         Proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc indicating lines, manholes, supports etc);

·         Large specimen trees shall be supplied and planted at a ratio of 25% Semi mature and 75% extra heavy standard (consisting of Oak, Lime and Hornbeam) within the northern landscape buffer. The remainder shall be a mix of standards, and feathered standards in locations to be agreed in writing with the Local Planning Authority; and to be planted in accordance with BS3936 (Parts 1 and 4), BS4043 and BS4428.

·         Enhanced marginal planting around the balancing pond;

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

POLICY: West Wiltshire District Plan - 1st Alteration Policy C32.

 

6 All soft landscaping comprised in the approved details of landscaping (Drawing no. P.0678-10-A sheets 1 & 2), shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

POLICY: West Wiltshire District Plan 1st Alteration 2004 - POLICY: C31a and C32

 

7 No development shall commence on site until full construction details of the internal road layout have been submitted to and approved in writing by the Local Planning Authority; and the internal roads shall thereafter be constructed in accordance with the approved details so that each new building, when occupied, is connected to the existing public highway by a completed road.

 

Reason: In the interests of road safety

 

8 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans:

 

SITE LOCATION PLAN – Drawing No P.0678_05 received on 31.05.2011

SITE LAYOUT PLAN – Drawing No. P.0678_01-1 received on 31.05.2011

PLANS & ELEVATIONS B2 UNIT D – Drawing No. P.0678_02A

PLANS & ELEVATIONS B2 UNIT I – Drawing No. P.0678_02A

PLANS & ELEVATIONS B8 UNIT G – Drawing No. P.0678_03A

PLANS & ELEVATIONS B2 UNIT H – Drawing No. P.0678_03A

PLANS & ELEVATIONS B1 UNIT TYPE T1 – Drawing No. P.0678_09 (T1) received on 31.05.2011

PLANS & ELEVATIONS B1 UNIT TYPE T2 – Drawing No. P.0678_09 (T2) received on 31.05.2011

PLANS & ELEVATIONS B1 UNIT TYPE T2 (HANDED) – Drawing No. P.0678_09 (T2) received on 31.05.2011

PLANS & ELEVATIONS B1 UNIT TYPE T3 – Drawing No. P.0678_09 (T3) received on 31.05.2011

PLANS & ELEVATIONS B1 UNIT TYPE T4 – Drawing No. P.0678_09 (T4) received on 31.05.2011

PLANS & ELEVATIONS B1 UNIT TYPE T5 – Drawing No. P.0678_09 (T5) received on 31.05.2011

PLANTING PLAN SHEET 1 OF 2 – Drawing No. P.0678_10-A received on 31.05.2011

PLANTING PLAN SHEET 2 OF 2 – Drawing No. P.0678_10-A received on 31.05.2011

BIN STORES AND SERVICE YARD FENCING – Drawing No. P.0678_11 received on 31.05.2011

PHASING PLAN – Drawing No. P.0678_12 – received on 31.05.2011

MATERIALS PLAN – Drawing No. P.0678_13 – received on 31.05.2011

FOOTPATH LINKS – Drawing No. P.0678_14 – received on 31.05.2011

TOPOGRAPHIC SURVEY AND EXISTING VEGETATION – Drawing No. P.0678_15 – received on 31.05.20111

EXTENT OF DEVELOPABLE AREA – Drawing No. P.0678_16 – received on 31.05.2011

ROOF PLAN – Drawing No. P.0678_17 – received on 31.05.2011

CROSS SECTIONS – Drawing No. P.0678_18 – received on 31.05.2011

HORIZONTAL GEOMETRY & SETTING OUT SHEET – Drawing No. P291/100 Rev C – received on 31.05.2011

HORIZONTAL GEOMETRY & SETTING OUT SHEET – Drawing No. P291/101 Rev C – received on 31.05.2011

HORIZONTAL GEOMETRY & SETTING OUT SHEET – Drawing No. P291/102 Rev C – received on 31.05.2011

HORIZONTAL GEOMETRY & SETTING OUT SHEET – Drawing No. P291/103 Rev C – received on 31.05.2011

VEHICLE SWEPT PATH ANALYSIS – Drawing No. P549/106 – received on 31.05.2011

PROPOSED FINISHED FLOOR LEVELS – Drawing No. P549/07 – received on 31.05.2011

 

REASON: To ensure that the development is carried out in accordance with the approved plans that have been judged to be acceptable by the local planning authority.

 

Informative(s):

1 The developer is reminded that this development is still subject to those remaining extant conditions attached to the decision notice for application 05/00744/FUL which remain necessary and applicable and shall require formal discharge as per the requirements of each condition.

 

2 The developer is advised to contact Wessex Water's Developer Services to agree either means of diverting an existing public water main or means by which it shall be protected during the construction stages, to ensure that no development takes place until the aforesaid infrastructure has been properly protected. The developer shall also need to reach an agreement with Wessex Water over connecting the development to a public sewer.