Proposed extension and expansion of existing B1 facility comprising:

1) change of use of grain store to new production facility

2) extension to provide additional office space and research and development facilities

3) additional car parking provision

4) production waters treatment plant

The application was approved in accordance with the Case Officer’s recommendation.

(Proposed extension and expansion of existing B1 facility comprising of: 1) change of use of grain store to new production facility, 2) extension to provide additional office space and research and development facilities, 3) additional car parking provision, and 4) production waters treatment plant.)

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these minutes.

In accordance with the criteria for public speaking, C Rusby, of Upton Bishop Parish Council spoke in opposition to the Scheme.  Mr M Rusby, a local resident, spoke in objection.  Mr J Lambe, the applicant, and Mrs V Simpson, the applicant’s agent, spoke in support.

In accordance with the Council’s Constitution, the local ward member, Councillor BA Durkin, spoke on the application.

He made the following principal comments:

·        The applicant’s company was ethical, well-run, contributed to economic prosperity and he supported its expansion.  He agreed with the comments of the cabinet member – economy and communications supporting the application as set out in the schedule of updates.

·        The local community wanted the company to prosper.  However, there was concern about the volume and weight of traffic the proposal would generate and the highway impact on the U70004.  He highlighted the provisions of policy MT1 (1). He referred to differences of opinion over road usage statistics between the applicant and objectors.  The C1286 servicing the site was marked unsuitable for HGVs.

·        Paragraph 6.24 of the report referred to the requirement that the applicant produce a travel plan and the requirement that passing bays be created.  A draft travel plan had been produced but had not been progressed since October 2018 and no detail had been agreed on proposed passing places. Although there was good communication between the applicant and the community, the production of this document and consultation on it with the local community would quite possibly have led to an acceptable outcome. 

·        There was a concern as to whether passing places would be in keeping with the area which was in the open countryside.

·        It had to be born in mind that the U70004 was also used by large farm vehicles.

·        Objectors supported the business but wanted measures to control traffic levels.  A travel plan was therefore required to ensure mitigation was provided.

In the Committee’s discussion of the application the following principal points were made:

·        Reference was made to the provisions of policy RA6 that development should not cause unacceptable adverse impacts to the amenity of nearby residents by virtue of design and mass, noise, dust, lighting and smell; and should not generate traffic movements that cannot safely be accommodated within the local road network.

Potential traffic and noise nuisance were identified as the key issues.  Several members commented on the importance of a travel plan being in place.  It was proposed that officers should be authorised to grant permission subject to an acceptable travel plan and assurance that noise levels associated with the waste water treatment plant would not affect the amenity of neighbouring properties.

·        The economic benefits of the proposal were noted.  It was registered that there were issues where the success of companies encouraged expansion that became out of keeping with their location bringing economic objectives into conflict with development control and this might require more consideration in future.  However, it was acknowledged that that did not appear to be the case in this instance. 

·        The PPO commented that a draft travel plan had been received.  Some of the measures had been trialled as referred to in the schedule of updates.  These had resulted in a significant reduction in traffic volumes. The proposed water treatment package would reduce moverments.  The proposed conditions would include the ability to monitor performance and amend the plan as necessary.

·        The Lead Development Manager clarified that the application stated that working hours would be 7am until 6pm.  No complaints regarding noise had been received and the Environmental Health Officer (EHO) had assessed the potential noise nuisance from the proposed water treatment plant and had had no objection to the application.  If an issue arose there were powers available to address the situation. In relation to travel it would be an option to make a pre-commencement condition that no works should commence on site until a travel plan had been agreed.  Applicants had to agree to pre-commencement conditions, hence a delegated authority to grant planning permission subject to that agreement was sought.  If the applicant did not agree to this the application would be brought back before the Committee.  The size of vehicles to be used would form part of the travel plan discussions.

·        There appeared to be conflicting evidence on traffic volumes and how much traffic was attributable to the applicant’s business and would therefore be controlled by a travel plan.

The Lead Development Manager commented in conclusion that the benefit to the rural economy had to be weighed against other factors as set out in policy RA6.  He noted that the Transportation Manager considered the highway network could accommodate the development with a travel plan.  He reiterated that the EHO had no objection and had powers to address an issue if it arose.

The local ward member was given the opportunity to close the debate. He sought assurance that the ability of the treatment plant to operate within acceptable noise levels would be ensured.  The road was used by farm vehicles.  The draft travel plan would require further work.  In particular the proposed passing places were not fully explored.  He did not consider the business had outgrown the site, the transportation issues being the sole concern.  It was to be hoped that these could be addressed by the travel plan.

The Lead Development agreed to provide further information to the local ward member on the noise assessment.

Councillor Edwards proposed and Councillor Greenow seconded a motion that officers be authorised to grant planning permission subject to the applicant agreeing to a pre-commencement condition for a travel plan acceptable to the authority would be agreed, and subject to the conditions as set out in the printed recommendation.  The motion was carried with 12 votes in favour, none against and no abstentions.

RESOLVED: That officers be given delegated authority to grant planning permission, subject to the applicant agreeing that a prior to commencement condition is acceptable for a travel plan and also subject to the following conditions and any further conditions considered necessary by officers named in the scheme of delegation to officers:

1.         A01 - Time limit for commencement (full permission)

2.         B02 - Development in accordance with approved plans and materials

3.         The recommendations for species and habitat enhancements set out in the recommendations of the ecologist’s report from Elizabeth Breakwell dated February 2015 and the enhancement plan dated April 2018 should be followed unless otherwise agreed in writing by the local planning authority and the scheme shall be carried out as approved.

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

4.         Prior to commencement of the development, an appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to inspect the site and implement any reasonable avoidance measures recommended to ensure there is no impact upon protected species by development of the buildings and clearance of the area. The results and actions from the inspection and survey shall be relayed to the local planning authority upon completion.

            Reason: To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031 and to meet the requirements of the National Planning Policy Framework (NPPF).

5.         H09 - Driveway gradient

6.         H13 - Access, turning area and parking

7.         H17 - Highway improvement/off site works

8.         H20 - Road completion in 2 years

9.         H27 Parking for site operatives

10.       H30 - Travel plans

11.       Clarification of the orifice size required to restrict the flows from the proposed attenuation tank to 1l/s shall be provided to the Local Planning Authority prior to the installation of the drainage facilities for written approval and thereafter maintained as approved.

            Reason: To ensure the drainage arrangements are of an appropriate specification and to comply with Herefordshire Core Strategy policies SD3 and SD4.

12.       The buildings hereby approved shall be used for agricultural and B1 use only and for no other purpose (including any other purpose in Class B of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

            Reason: The local planning authority wish to control the specific use of the land/premises, to align with previous planning permissions on the site to which the development hereby approved relates and in the interest of local amenity and to comply with Policy SS1, LD1, RA6 and SD1 of the Herefordshire Local Plan – Core Strategy and the National Planning Policy Framework.

INFORMATIVES:

1.         IP1 - Application approved without amendment

2.         HN01 - Mud on highway

3.         HN04 - Private apparatus within highway

4.         HN05 - Works within the highway

5.         HN10 - No drainage to discharge to highway

6.         HN24 - Drainage other than via highway system

7.         HN28 - Highways design guide and specification

8.         HN16 - Sky glow

9.         HN25 - Travel plans

10        HN07 - Section 278 agreement