Agenda item

Extension to Crossways Centre to include demolition of buildings fronting the site, surfacing of extension to yard, erection of loading bay, landscape, drainage, infrastructure and ancillary works including additional lighting (part retrospective).

Councillor Wiggins had earlier on in the meeting, as recorded above, declared for the public record a personal interest in this application due to her being a Ward Member. She thereupon withdrew from participation in the Committee’s deliberations and decision making for this application.

 

Councillor Fowler had earlier on in the meeting, as recorded above, declared for the public record a personal interest in this application due to her knowing the applicant.  She thereupon withdrew from the Committee’s deliberations and decision making for this application.

 

 

Members of the Committee were reminded that the Crossways Centre was located within Frating, which was a ‘Smaller Rural Village’. Access would not have been via the primary highway network but instead, from the B1029 Frating Road. The site was not a protected or allocated employment site and the proposal was for the expansion and extension of an existing B8 storage and distribution use.,The expanded part of the site was located outside of the settlement development boundary.

 

The Committee recalled that this application had previously been presented to it at its meeting held on 7^th December 2021. Following a detailed presentation, question/answer session and debate, the Committee had resolved on that occasion to defer the item for 4 reasons which were as follows:

 

“1. To allow further dialogue with the Applicant and ECC Highways to discuss a Traffic Management Plan, to include looking at HGV movements/routing plan with

particular emphasis on examining/directing traffic to and from the south from the

Frating crossroads & any potential improvements to that junction;

 

2. Further explore the highways access arrangements and the potential to demolishthe front buildings to facilitate two-way movements;

 

3. Look at hours of operation and if this could be reduced at night time; and

 

4. Explore a temporary planning permission for up to 2 or 3 years with the aim of

helping to support the applicant in finding a more appropriate site within the District.”

 

It was noted that some time had gone by to explore those issues and a number of changes to the proposal had been made. The policy context since Members had considered this development had also altered with the adoption of the Local Plan.

 

In summary and in response to the 4 reasons for deferral above – in terms of reasons for

deferral 2 and 3, it was considered by Officers that those elements had now been addressed through the provision of additional information and the inclusion of necessary, reasonable and enforceable planning conditions restricting nighttime activity and nighttime movement onto the site. It was also considered by Officers that the first part of reason for deferral 1 had also been addressed. In terms of the latter part of reason for deferral 1 (‘examining any potential improvements to the Frating crossroads junction’), it was considered by Officers that this existing junction

served a very broad variety of traffic, mostly unrelated to this development proposal, and that any potential improvements to that junction were considered to fall outside the scope of being reasonable and necessary to make this development proposal acceptable in highways safety

terms. In terms of reason for deferral 4, the Applicant’s ‘Alternative Sites Assessment for PalletPlus (ASAPP) had demonstrated that the allocated sites in the administrative area of this Council were either not suitable or available (or both) for the proposed development. To consider a temporary consent in this context would therefore not be justified in this instance because there was a very high likelihood that a temporary consent would not remain temporary due to the significant uncertainty (and resultant unknown timescales) in respect of relocating to a current unknown site, and due to the lack of a suitable or available (or both) site for the proposed development.

 

It was reported that, following the above deferral, the proposal had been amended so it was now for:-

 

“- A loading bay extension (approximately 464m2in footprint, measured externally).

 

- The retrospective extension and change of use of the site’s service yard area onto

adjacent agricultural land.

 

- The scheme also included the proposed demolition of buildings fronting the site to

facilitate alterations to the main and only site access and egress point.

 

- A significant landscaping scheme, drainage infrastructure and additional external

lighting.

 

Note: The previous warehouse extension no longer formed part of this application.”

 

 

Weighing against the proposal, it was considered by Officers that the scheme would continue to harm the living conditions of the occupants of neighbouring dwellings. There would also be a harmful effect on the character and appearance of the area. The expansion of the site had resulted in the loss of agricultural land. Conditions would reduce but would not be fully effective in mitigating the identified elements of harm.

 

Against that harm, the planning balance considered the benefits of the scheme. There would be benefit to the local and wider economy, benefit to the storage and distribution sector and

all its respective customers. In particular, the scheme, if approved, would result in a local business continuing to operate on, and from, an extended site, and  remain in the District of

Tendring, with resultant direct and indirect job retention/creation stemming from this, and substantial weight was attributed by Officers to those benefits.

 

Members were advised that the previous Officer concerns in respect of highway safety had been fully addressed, subject to conditions and further highways improvement works being secured in a timely manner as part of a section 106 agreement. All other material planning considerations, including the remainder of the points set out above, had been taken into account, and / or addressed/covered in the remainder of the Officer report. Where relevant, it was considered by Officers that where harm arose, these could be mitigated against by way of planning conditions or Section 106 obligations and all those relevant elements, as indicated elsewhere in the Officer report, were neutral in the planning balance.

 

Ultimately, the weight given to the benefits was considered by Officers to outweigh the weight given to the harm to amenity of neighbouring dwellings and on the character and appearance of the area. For those reasons, it was recommended by Officers that planning permission be granted, subject to the completed Section 106 legal agreement and the recommended conditions.

 

The Committee had before it the published Officer report containing the key planning issues, relevant planning policies, planning history, any response from consultees, written representations received and a recommendation of refusal.

 

At the meeting, an oral presentation was made by the Council’s Planning Team Leader (JJ) in respect of the application.

 

An update sheet had been circulated to the Committee prior to the meeting with details of:

 

(1)        An additional letter of objection from a resident and the Officer’s comments thereon;

(2)        The recommended inclusion of an additional condition – Revision to Paragraph 8.2          Conditions and Reasons as follows: -

 

“FURTHER APPROVAL: LOADING BAY LIGHTING

CONDITION: Prior to the commencement of work on the loading bay extension hereby approved, precise details of all new and existing under canopy loading bay lighting, to include exact position, height, aiming points, lighting levels, screens/baffles and a polar luminance diagram shall be submitted to and approved, in writing, by the Local Planning Authority.  The lighting shall be carried out and retained as may be approved prior to first use of the loading bay extension hereby approved. There shall be no other means of external lighting installed and/or operated on the under-canopy areas of the loading bay areas except that approved.

REASON: In the interests of amenity and to reduce the impact of nighttime illumination on the character of the area.”

 

 Gary Rowe, the applicant, spoke in support of the application.

 

John Bartington, Chair of Residents Against Crossways Expansion (RACE), spoke against the application.

 

Parish Councillor Fred Nicholls, representing Great Bromley Parish Council, spoke against the application.

 

Jennifer Spear, representing Frating Parish Council, spoke against the application.

 

Councillor Lynda McWilliams, the caller-in, spoke against the application.

 

Councillor Gary Scott, a Ward Member, spoke against the application.

 

Matters raised by Members of the Committee:-	Officer’s response thereto:-
A member of the Committee asked why ECC Highways withdrew their objection.	The Planning Officer advised that the applicant had worked with ECC regarding the expansion of the site which required the demolition of the front of the site. Essex Highways had since removed their objection on these grounds.
A member asked if another site could be sought.	The Planning Officer advised that an alternative site was assessed, but that the sequential tests found that no alternative sites were suitable.
A Committee member asked what traffic measures were considered as part of this application.	A Traffic Management Plan was conditioned to monitor movements to and from the site, with the inclusion of ECC Highways and Section 106 contributions. Discussions had taken  place with ECC Highways, officers had advised that there was a mixed use of traffic on the junction.
Would anything stop applicants from putting in an outline planning application for housing on the site in two years’ time?	No preventative measures could be placed on the submission of applications. Further applications  could be submitted as part of the implementation stage.
Were there plans for fencing to be placed behind the landscaping to prevent light pollution?	The Planning Officer advised that 50% of the northern boundary would be covered by the rear elevations for the proposed loading bay with plans to provide additional landscaping. The Planning Officer referred to page 67 of the report referencing acoustic fencing details.
Could a time restriction be placed as a condition on sanctioning the use of the land?	The Planning Manager advised that if a time restriction was  imposed, the condition would be regarded as unreasonable. The applicants’ future intentions were not material considerations for the site.
A member of the Committee referred to page 97, how many employees were employed there in the business?	The Planning Officer advised that the existing operation provided 96 jobs and would increase to 100. The applicant would be able to continue to operate with hour restrictions, landscaping conditions and other obligations within the report such as the Section 106 agreement.
How long  did the applicants have to make the adjustments to the site?	The Planning Officer advised that the time in which work  could be completed depended on the requirements/conditions recommended in the report. Feasibility studies and agreements must be submitted prior to any demolition works taking place.
Concerns were raised regarding the expansion of the site, what enforcement action could be taken?	The Planning Officer advised that enforcement action could be taken for the breach of planning control in respect of the expansion if permission was refused but the matter would be referred to the Council’s Planning Enforcement Team to consider and is not something that is before members. Enforcement action cannot be taken in respect of the lawful use of the site., The reasons for refusal would dictate the Council’s actions.

 

 

Following discussion by the Committee, it was moved by Councillor Harris and seconded by Councillor Guglielmi to defer the application to allow officers to consider whether a grant of planning permission in respect of the retrospective element of the application could be granted temporarily, and for officers to discuss this with the applicant given that the applicant indicated that they propose to move to another site in the future.   On a vote by show of hands, three members voted against the motion and two voted in favour, and the proposal was lost.

 

Following discussion by the Committee, it was moved by Councillor White, seconded by Councillor Alexander and RESOLVEDthat the Planning Director (or equivalent authorised officer) be authorised to grant planning permission for the development, subject to:

 

1)    On appropriate terms as summarised below and those as may be deemed necessary to the satisfaction of the  Planning Manager to secure the completion of a legal agreement under the provisions of section 106 of the Town and Country Planning Act 1990 dealing with the following matters:

 

“• To impose waiting and parking restrictions on Frating Road either side of the site access junction and on the opposite side of the road prior to the first use of the extended loading bay, the extent of the restrictions to be agreed in advance with the LPA with the Highway’s Authority. Such a requirement will have to be secured as part of a section 106 legal agreement as the relevant highways authority, via the LPA, will legally require a financial contribution for this to realise. In terms of the successful introduction of waiting/parking restrictions, there is no guarantee that the parking restrictions can be successfully implemented because this element is subject to separate processes and public consultation(s). However the successful introduction of this element has been confirmed by the Highways Authority as entirely necessary for the development to be acceptable in highway safety terms, and the scheme (the introduction of waiting restrictions) shall be agreed in writing by relevant Highways authority prior to commencement of any works on the extended loading bay, and the agreed schemes shall then be implemented in full before the completion of the extended loading bay. The applicant has accepted this risk.

 

• An approved workplace travel plan to be actively implemented for a minimum period of 5 years. It shall be accompanied by a one-off monitoring fee of £6,132 (plus the relevant sustainable travel indexation) to be paid before completion of remainder of the works to cover the 5-year period and incorporated within a S106 obligation.

 

• Before the commencement of any works on the loading bay extension, a Traffic Management Plan (TMP) shall be provided and approved outlining a designated route to and from the premises for all HGV movements to be agreed in advance with the Local Planning Authority in consultation with the Highway Authority and incorporated within a S106 obligation.”

 

(2) the Planning Manager be authorised to grant planning permission upon completion of the legal agreement referred to in (1) above and subject to the conditions listed hereunder, or as need to be varied to account for any errors, legal and necessary updates together with any other conditions as may be deemed necessary by the Planning Manager and the informative notes as may be deemed necessary by the Planning Manager

 

 

Time Limit

 

The works yet to be carried out to which this consent relate must be begun not later than the expiration of three years beginning with the date of this consent.

 

Reason: To comply with the requirements of Section 18(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004

 

Notes for condition:

 

The development needs to commence within the timeframe provided. Failure to comply with this condition will result in the consent becoming lapsed and unable to be carried out. If commencement takes place after the time lapses this may result in unlawful works at risk of both Enforcement Action and Criminal proceedings. You should only commence works when all other conditions requiring agreement prior to commencement have been complied with.

 

Approved Plans & Documents

 

The development hereby permitted shall be carried out in accordance with the drawings/documents listed below and/or such other drawings/documents as may be approved by the Local Planning Authority in writing pursuant to other conditions of this permission or such drawings/documents as may subsequently be approved in writing by the Local Planning Authority as a non-material amendment following an application in that regard (except for Listed Building Consents). Such development hereby permitted shall be carried out in accordance with any Phasing Plan approved, or as necessary in accordance with any successive Phasing Plan as may subsequently be approved in writing by the Local Planning Authority prior to the commencement of development pursuant to this condition.

 

• Drawing No: 06 Rev A – Proposed Site Plan

• Drawing No: 07 Rev A – Proposed Loading Bay

• Drawing No: 1433/ENG/001 Rev E – Engineering Layout

• Drawing No: SK13 Rev B – Vehicle Tracking

• Drawing No: SK14 Rev C – Site Access Junction Tracking

• Drawing No: SK16 – New proposed site access junction arrangements

• Drawing No: 2487-LLA-ZZ-00-DR-L-0201 Rev P03 – Detailed Planting Proposals

• ‘Proposed Site Plan’ included on page 5 of the Operational Management Plan dated April 2022,

• Operational Management Plan dated April 2022

• Outdoor Lighting Report dated 16 September 2022

• Drainage Strategy plus appendixes dated September 2021 and micro drainage calculation dated • May 2021 by ASD Consultants

• Preliminary Ecological Appraisal dated 10 September 2020

 

Reason: For the avoidance of doubt and in the interests of proper phased planning of the development.

 

Notes for the condition:

 

The primary role of this condition is to confirm the approved plans and documents that form the planning decision. Any document or plan not listed in this condition is not approved, unless otherwise separately referenced in other conditions that also form this decision. The second role of this condition is to allow the potential process of Non Material Amendment if found necessary and such future applications shall be considered on their merits. Lastly, this condition also allows for a phasing plan to be submitted for consideration as a discharge of condition application should phasing be needed by the developer/s if not otherwise already approved as part of this permission. A phasing plan submission via this condition is optional and not a requirement.

 

Please note in the latest revision of the National Planning Policy Framework (NPPF) it provides that Local Planning Authorities should seek to ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme (for example through changes to approved details such as the materials used). Accordingly, any future amendment of any kind will be considered in line with this paragraph, alongside the Development Plan and all other material considerations.

 

Any indication found on the approved plans and documents to describe the plans as approximate and/or not to be scaled and/or measurements to be checked on site or similar, will not be considered applicable and the scale and measurements shown shall be the approved details and used as necessary for compliance purposes and/or enforcement action.

 

Frontage Building etc to be demolished

 

Prior to commencement of any work on the loading bay extension hereby approved, the frontage buildings and part of the office building all indicated in shaded red on drawing number 06 (Proposed Site Plan) shall be first demolished in their entirety, and the 4 car parking spaces along the southern boundary, also indicated in shared red on drawing number 06 (Proposed Site Plan) shall be removed. All building rubble and material associated with the demolished buildings and areas shall be removed from the site prior to commencement of any work on the loading bay extension hereby approved.

 

Reason: The existing vehicular access and egress point is unsuitable and unsafe, the demolition of the frontage building is necessary to enable a safe and suitable access into and out of the extended site, and the removal of the frontage building is necessary to discharge other planning conditions relating to access and highways alterations and mitigation as set out below.

 

Highways Conditions.

 

Condition:

 

Prior to commencement of any demolition works or works on the loading bay extension hereby approved, including any ground works, a Construction Management Plan shall be submitted to, and approved in writing by, the local planning authority. The approved plan shall be adhered to throughout the construction period and shall provide for:

i.construction vehicle routing,

ii. the parking of vehicles of site operatives and visitors,

iii. loading and unloading of plant and materials,

iv. storage of plant and materials used in constructing the development, v. wheel and underbody washing facilities.

 

Reason: A pre-commencement condition is necessary to ensure further construction phase(s) are properly controlled, that on-street parking of these vehicles in the adjoining streets does not occur and to ensure that loose materials and spoil are not brought out onto the highway in the interests of highway safety.

 

Condition:

 

Prior to completion of the loading bay extension hereby approved, the road junction / access at its centre line shall be provided with a clear to ground visibility splay with dimensions of 2.4 metres by 43 metres in both directions, as measured from and along the nearside edge of the carriageway. Such vehicular visibility splays shall be provided and retained free of any obstruction at all times.

 

Reason: To provide adequate inter-visibility between vehicles using the road junction / access and those in the existing public highway in the interest of highway safety

 

Condition:

 

Prior to completion of the loading bay extension hereby approved, a 1.5 metre x 1.5 metre pedestrian visibility splay, as measured from and along the highway boundary, shall be provided on both sides of the vehicular access. Such visibility splays shall be retained free of any obstruction in perpetuity. These visibility splays must not form part of the vehicular surface of the access.

 

Reason: To provide adequate inter-visibility between the users of the access and pedestrians in the adjoining public highway in the interest of highway safety.

 

Condition:

 

Prior to commencement of work on the loading bay extension hereby approved, full design details relating to the required improvements to the main and only vehicular access and exit point off/onto Frating Road and immediate surrounds, shall have first been submitted to and approved by the local planning authority.

 

Scheme details shall include drawings and documents showing:

• A carriageway measuring no less than 6.75m in width for the first 22 metres.

• A straight section of carriageway to be provided from the entrance junction for 22 metres

• A 1.8-metre-wide footway on the north side of the junction and continued around the kerb radii and to tie-in with the existing footway. • pedestrian crossing facilities (to incorporate dropped kerbs and tactile paving) on either side of the access.

• A priority junction off the B1029 to provide access to the proposed site as shown in principle on planning application, amended proposed site access and junction arrangement, drawing number: SK16.

• Full details of associated road signage and lining as indicated in principle on drawing SK16.

 

The approved scheme shall thereafter be implemented, completed in full and made fully operational in accordance with the approved design details before the first use of the loading bay extension hereby approved.

 

Reason: The design details is required prior to commencement of any works on the loading bay extension so as to ensure a safe and suitable access and egress can be achieved and delivered in the interest of highways safety.

 

Condition:

 

No unbound material shall be used in the surface treatment of the vehicular access within 30 metres of the highway boundary of the B1029 (Frating Road).

 

Reason: Unbound road surface material create hazards and the condition is required to ensure a safe and suitable highways environment for all road users.

 

Condition:

 

The vehicle parking area including any parking spaces for the mobility impaired, shall be provided, hard surfaced, sealed and marked out in parking bays in accordance with the approved plans prior to the completion of the loading bay extension hereby approved. The vehicle parking area and associated turning area shall be retained in this form at all times. The vehicle parking shall not be used for any purpose other than the parking of vehicles that are related to the use of the development unless otherwise agreed with the Local Planning Authority.

 

Reason: To ensure that on street parking of vehicles in the adjoining streets does not occur in the interests of highway safety and that appropriate parking is provided.

 

Compliance with details – Landscaping

 

All changes in ground levels, soft/hard landscaping shown on the approved landscaping drawing number Drawing No: 2487-LLA-ZZ-00-DR-L-0201 Rev P03 – ‘Detailed Planting Proposals’ shall be carried out in full during the first planting and seeding season (October - March inclusive) following the date of the issuing of this planning permission, or in such other phased arrangement as may be approved, in writing, by the Local Planning Authority up to the first use of the loading bay extension hereby approved. Any trees, hedges, shrubs or turf identified within the approved landscaping details (both proposed planting and existing) which die, are removed, seriously damaged or seriously diseased, within a period of 10 years of being planted, or in the case of existing planting within a period of 5 years from the commencement of development, shall be replaced in the next planting season with others of similar size and same species unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the approved landscaping scheme has sufficient time to establish, in the interests of visual amenity and the character and appearance of the area.

 

Environmental Protection Conditions

 

Acoustic fencing details

 

Prior to commencement of work on the loading bay extension hereby approved, precise details of the provision, siting, design, height and materials of the acoustic fences to be located along the northern and southern boundaries of the site access area, and elsewhere as may be required, shall be submitted to and approved, in writing, by the Local Planning Authority. The acoustic fences as may be approved shall be erected prior to the first use of the loading bay extension and thereafter be retained in the approved form.

 

Reason: In the interests of residential and visual amenity and the character and appearance of the area.

 

Lighting to be installed in accordance with plan

 

All new outdoor lighting shall be installed strictly in accordance with the details shown on Figure 4, and all recommendations and specifications outlined in paragraph 2.6, Section 3 and Section 4 in the Outdoor Lighting Report. All outdoor lighting shall be carried out and retained as per the details shown in Figure 4, and all recommendations and specifications outlined in paragraph 2.6, Section 3 and Section 4 in the Outdoor Lighting Report. There shall be no other means of external lighting installed and/or operated on/at the site except that approved.

 

Reason: In the interests of amenity to reduce the impact of night time illumination on the character of the area and in the interests of biodiversity, and to mitigate against lighting impact of the cumulative operation on the site in its entirety.

 

Access restriction (hours)

 

There shall be no HGV access or vehicles used for operational purposes to the site between the hours of 9:00pm – 4:00am the following day.

 

Reason: To ensure the access times as set out in the Operational Management Plan are adhered to in light of the expansion of the site, and to enable the Local Planning Authority to retain control over the development in the interests of residential amenity within close proximity.

 

Night time restrictions (hours)

 

Night time loading and unloading and associated operations between the hours of 9:00pm – 4am the following day shall be restricted to the areas shaded green and yellow on the ‘Proposed Site Plan’ included on page 5 of the Operational Management Plan dated April 2022, and the areas shaded green and yellow shall be strictly used for the loading and unloading of goods inside the loading bay and warehouse areas only between the hours of 9:00pm – 4:00am the following day.

 

Reason: To ensure the night time areas of operation as set out in the Operational Management Plan are adhered to in light of the expansion of the site, and to enable the Local Planning Authority to retain control over the development in the interests of residential amenity within close proximity of the site.

 

Restriction – overall number of commercial vehicles on site/in connection with commercial Business

 

The overall number of combustible engine commercial vehicles (i.e. not including trailers) operating on and from the site at any one time shall not exceed 47 in total (15 x articulated 44t tractor units, 5 x 26t rigid vehicles, 13 x 18t rigid vehicles, 5 x 12t rigid vehicles, 1 x 7.5t rigid vehicle and 8 x 3.5t vans).

 

Reason: To ensure the operational requirements as set out in the Operational Management Plan are adhered to in light of the expansion of the site, in the interest of air quality and to enable the Local Planning Authority to retain control over the development in the interests of residential amenity within close proximity of the site.

 

Foul and Surface water drainage conditions

 

Condition:

Full details of foul water drainage shall have been submitted to and approved, in writing, by the Local Planning Authority prior to commencement of works on the loading bay extension and the attenuation basin and drainage ditch along the southern boundary of the site. No part of the loading bay extension hereby approved shall be brought into use until the agreed method of foul water drainage has been fully installed and is functionally available for use of the site in its entirety. The foul water drainage scheme shall thereafter be maintained as approved.

 

Reason: To safeguard the ground water environment from harm.

 

Notes for this condition:

 

This condition shall engage and requires details to be agreed prior to the commencement of works to the building/s approved. This condition is imposed to ensure the potential impact on a sensitive area is considered and harm avoided that may be detrimental to amenity and the environment. This condition as detailed will apply to the development at all times once agreement is obtained unless varied or removed legally.

 

Condition:

The hereby permitted development shall be carried out in accordance with all proposals and recommendations (measures) contained within the approved Drainage Strategy and Appendixes dated September 2021, as well as the Design Calculations as set out in ASD Consultants document dated 19/05/2021 and shall and associated micro drainage calculations as set out in the Anglia Survey & Design documents dated 17/05/2021.

 

The measures shall be carried out in their entirety in accordance with any timetable approved as apart of the above approved documents, or if not available shall be carried out in their entirety prior to the first use of the loading bay extension hereby approved. All measures shall be maintained thereafter as approved.

 

Reason: To safeguard the ground water environment and minimise the risk of flooding by ensuring satisfactory storage and disposal of surface water from the site.

 

Renewables

No works on the loading bay extension shall commence until a scheme for the provision and implementation of energy and resource efficiency measures for the lifetime of the development shall be submitted to and approved, in writing, by the Local Planning Authority. The scheme such include as a minimum to achieve:-

- Agreement of carbon level

- Details of electric car and lorry charging points

- Agreement of scheme for waste reduction

 

The scheme shall be fully implemented prior to the first use of the loading bay extension hereby approved unless otherwise agreed in writing by the Local Planning Authority. The scheme shall be constructed and the measures provided and made available for use as may be agreed and thereafter shall be maintained.

 

Reason: To enhance the sustainability of the development through better use of water, energy and resources reduce harm to the environment and result in wider public benefit in accordance with the NPPF.

 

NOTE/S FOR CONDITION:

 

Slab level is normally refers to the concrete slab supported on foundations or directly on the subsoil and is used to construct the ground floor of the development. In any other case, please assume slab level to be the point before any walls and/or development can be visually above ground level or seek confirmation from the Local Planning Authority for your development. The greatest threat to our planet is the belief that someone else will save it and also forgetting that small acts, when multiplied by millions of people, can transform the world. Developments will provide buildings/homes to thousands/millions of people over their lifetime. A well designed sustainable development in the beginning will restrict the contribution each person makes to that threat and help enable them to transform the world.

 

FURTHER APPROVAL: LOADING BAY LIGHTING

CONDITION:

Prior to the commencement of work on the loading bay extension hereby approved, precise details of all new and existing under canopy loading bay lighting, to include exact position, height, aiming points, lighting levels, screens/baffles and a polar luminance diagram shall be submitted to and approved, in writing, by the Local Planning Authority.  The lighting shall be carried out and retained as may be approved prior to first use of the loading bay extension hereby approved. There shall be no other means of external lighting installed and/or operated on the under-canopy areas of the loading bay areas except that approved.

 

REASON: In the interests of amenity and to reduce the impact of nighttime illumination on the character of the area.