Agenda item

(Director of Governance) To consider the attached report for the proposed development of Plot A of the site for B1 (business) and B8 (storage & distribution) purposes by C J Pryor Ltd (linked to applications EPD/2516/14 & EPF/2518/14) (DEV-008a-2015/16).

The Assistant Director of Governance (Development Management) presented a report on the proposed redevelopment of Land at Harlow Gateway South on London Road (A414) for B1 (Business) and B8 (Storage & Distribution) purposes by C J Pryor Limited. This application was linked to planning applications EPF/2516/14 and EPF/2518/14, as the approval of the two residential schemes would financially support the relocation of C J Pryor to an expanded site at Harlow Gateway South.

The Assistant Director reported that consent for the change of use of the site was being sought to allow C J Pryor to relocate from their existing two sites in Foster Street. The proposal included the erection of a two-storey office building, a warehouse style shed, an electrical sub-station and a pump station. The majority of the site would provide parking for staff as well as plant and machinery. There would also be storage space for recycling skips, and a large wash down and fuelling station within the centre of the site. The site would be served by the existing access point from the A414, albeit by a new road system. The company had stated that they were expanding and that the existing Foster Street sites were inappropriate for this expansion.

Planning Officers had concluded that the site was not previously developed land, and that the proposal was inappropriate development which would be harmful to the openness of the Green Belt. Furthermore, the bulk and visual impact of the proposed development would be detrimental to the character and appearance of the rural, edge-of-settlement location that was Foster Street. The desire of C J Pryor to locate from their existing sites to facilitate an expansion of their business, and the economic benefits arising, was not considered to be very special circumstances which would outweigh the substantial harm to the Green Belt from this development. The application did not comply with the National Planning Policy Framework or the relevant Local Plan policies, and therefore the application was recommended for refusal. Given the current designation of the site as undeveloped Green Belt, it was felt that there was not any way forward for this proposed development.

The Assistant Director added that this application, along with the two linked and enabling applications, were originally considered by Area Plans Sub-Committee East at its meeting on 13 May 2015. However, all three applications were referred directly to this Committee without discussion. This application had been deferred by the Committee at its previous meeting to enable proper consultation to be undertaken as the submitted plans had been amended by the Applicant following the publication of the agenda.

The Committee noted the summary of representations. Twelve letters in support of the application had been received, including the local Member of Parliament for Harlow and six employees of C J Pryor; thirteen letters of objection had been received, including Harlow District Council and North Weald Bassett Parish Council, who had submitted a further letter of objection following sight of the amended plans. The Committee heard from an Objector, the Parish Council and the Applicant’s Agent, before proceeding to debate the application.

The Committee had concerns about possible in-filling at this site in the future, with the northern side of the site developed and the southern side left empty. It was also commented that Harlow had been designed with designated industrial areas for industrial buildings, and designated residential areas for housing. The proposed development should be within an industrial area within Harlow, and the Gateway area should not have industrial buildings within it. The development, if permitted, would obscure nearby woodland.

Resolved:

(1)        That planning application EPF/2517/14 for Land at Harlow Gateway South in London Road (A414) be refused permission for the following reasons:

            1.         The application site was located within the Metropolitan Green Belt             and the proposed development would constitute inappropriate development harmful to the openness of the Green Belt. No very special             circumstances existed that clearly outweighed the harm from the   development and therefore the proposal was contrary to the guidance          contained within the National Planning Policy Framework and policies CP2     and GB2A of the adopted Local Plan and Alterations.

            2.         The proposed development, due to the bulk, scale and nature of the           works, would result in a detrimental impact on the character and        appearance of this rural edge of settlement location, contrary to the             guidance contained within the National Planning Policy Framework and      policies CP1, CP2, LL2 and LL3 of the adopted Local Plan and Alterations.