Agenda item

(Service Manager – Development Management) To consider the attached report for the erection of a decked car park on the site of the existing staff car park to provide an additional 192 new spaces and the provision of 95 new trailer spaces.

The Service Manager for Development Management, A Marx, presented a report for the erection of a decked car park on the site of the existing staff car park to provide an additional 192 new spaces and the provision of 95 trailer spaces. Planning permission, if granted, would be subject to a Section 106 Legal Agreement.

 

A Marx reported that the application site was approximately 17.8ha in size. It was located at the southern edge of Waltham Abbey and was bounded by the M25 directly to the north and a residential estate located to the south. The site was currently used by Sainsbury’s Supermarkets as a 24 hour, 7 day a week distribution centre and contained a very large and utilitarian looking distribution warehouse as well as a vehicle maintenance unit and a substantial amount of hardstanding which was partly used for the parking of 432 cars and 405 trailers. The nearby junction 26 of the M25 is offered both east and westbound entry onto the motorway. There was some significant existing landscaping on the boundaries of the site which provided robust screening, however the site was significantly visible from the M25 motorway. The site was currently located within the boundaries of the Metropolitan Green Belt but did not have an open character. There were significant numbers of HGV trailers located on the site during the day which gave the site a distinctly commercial character. Furthermore, the site is designated within the emerging Local Plan as an existing employment site (WAL.E5) and it was also proposed to remove the site from the Green Belt as part of the Green Belt review.

 

A Marx highlighted changes that had been agreed with the Applicant for planning conditions 6, 11 and 18. The site was already subject to a Section 106 Legal Agreement, which prevented HGV access through the Epping Forest Special Area of Conservation (EF SAC). Initially, it had been proposed that a second Legal Agreement would be necessary to secure further modest financial contributions, however this would now be secured via a Unilateral Undertaking as this would be quicker to complete.

 

Planning Officers had concluded that the proposed development sought to increase HGV and vehicular parking on a well-established employment site in Waltham Abbey. The new multi storey car park would provide new employment opportunities on the site and contribute significantly to the local economy. The emerging Local Plan sought to intensify existing employment sites, subject to any application complying with the Development Plan as a whole. In this case, there were no conflicts with local or national planning policy and therefore the proposal was recommended for approval.

 

The Committee noted the summary of representations that had been received in respect of this application and heard from the Applicant’s Agent prior to debating the application.

 

In response to questions from the Committee, A Marx confirmed that:

·         Essex Highways had no objections to the application, and Waltham Abbey Town Council had commented on the application prior to the receipt of the comments from Wessex Highways;

·         the planned development had been run through the model for the EF SAC and was found to be acceptable.

·         there was no direct pedestrian access from Brooker Road to Waltham Point.

 

The Committee noted that the original planning application for the site when it was first developed 21 years ago included an obligation to provide a bus service, but this was stopped after a short period of operation as it was not catering for very many passengers. Some members highlighted that this application would lead to more cars in the Waltham Abbey area, which would have a detrimental effect on air quality, and that the site was only 200m from the EF SAC. A local member for Waltham Abbey commented that the distribution centre had not caused too many problems in the area up to now, and this application would generate new jobs for the area.

 

Decision:

 

(1)        That planning application EPF/2103/21 at Waltham Point (Meridian Business Park & Sainsbury’s Distribution Centre) in Waltham Abbey be granted planning permission, subject to:

 

(a)        the completion of an Unilateral Undertaking to secure further modest contributions; and

 

(b)        the following planning conditions:

 

1…The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

 

2…The development hereby permitted shall be carried out in accordance with the details shown on the approved plans listed below:

DR-A-9001 P04 - Location Plan; DR-A-9002 P04 Existing Site Plan; DR-A-9003 P04 Proposed Site Plan; DR-A-9004 P03 Existing Car Park Plan; DR-A-9005 P04 Proposed Car Park Plans; DR-A-9006 P06 Proposed Elevations; DR-A-9007 P03 Proposed Site Sections; DR-A-9007 P03 Proposed Site Sections; DR-A-9012 P02 Proposed Plan- Eastern Perimeter; J210589-GC-A-DR-3-001-Tree Survey Plan - Sheet 1; J210589-GC-A-DR-3-002-Tree Survey Plan - Sheet 2; J210589-GC-A-DR-3-003-Tree Constraints - Protection Plan - Sheet 1; and  J210589-GC-A-DR-3-004-Tree Constraints - Protection Plan - Sheet 2.

 

3…Prior to the commencement of any above ground works, samples of the materials to be used in the construction of the external surfaces of the development hereby permitted, including any external cladding and internal cladding that is decorative and visible externally, decorative fascia or panels, balustrades and glazing shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

 

4…The development shall be carried out strictly in accordance with the flood risk assessment (143672, D.I.D.143672.02, July 2021) submitted with the application unless otherwise agreed in writing by the Local Planning Authority.

 

5…The development shall be carried out strictly in accordance with the submitted Drainage Strategy. The development shall be implemented in accordance with the approved details, and shall be provided on site prior to the first occupation and shall be retained for the lifetime of the development.

 

6…Prior to occupation of any part of development hereby permitted, an Operational Management Plan will be submitted to and agreed in writing by the Local Planning Authority, in consultation with National Highways. The Operational Management Plan will include but not be limited to the following:

•           Details of HGV routing;

•           Measures to manage HGV movements during peak periods (Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800));

•           Details of staff shift changes which seek to minimise the effect during peak operational periods of the surrounding highway network;

•           Signage Strategy;

•           Car Park Management Plan; and

•           Framework Travel Plan for staff on site.

 

7…The Development hereby approved shall not commence until a Construction Environmental Management Plan has been submitted to and approved in writing by the Local Planning Authority, in consultation with National Highways. This shall include but not be limited to:

•           information relating to the temporary facilities being made available for staff and commercial vehicles during the construction phase

•           Measures to ensure that vehicles leaving the site do not deposit mud or other detritus on SRN

•           The hours that delivery vehicles will be permitted to arrive and depart, and

•           The measures set out in the approved Plan shall be carried out and complied with in full during the construction of the development hereby approved.

                       

8…No development shall take place, including any ground works or demolition, until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for the following all clear of the highway:

•           Safe access into the site

•           The parking of vehicles of site operatives and visitors

•           Loading and unloading of plant and materials

•           Storage of plant and materials used in constructing the development, and

•           Wheel and underbody washing facilities

 

9…A Workplace Travel Plan is to be submitted to and approved in writing by the Local Planning Authority (in consultation with Essex County Council) prior to the occupation of the development, which shall include the following details:

•           travel plan co-ordinator;

•           travel surveys;

•           measures to be taken to encourage walking, cycling, use of public transport and reduce car travel by staff;

•           monitoring and review in collaboration with ECC;

•           programme for implementation.

 

10…Prior to the first occupation of the development, a Car Park Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be adhered to throughout the life of the development.

 

11…Soft landscaping shall be implemented as shown on Ground Control ‘soft landscape proposals plan’ drawing number J210583-GC-L-DR-3-006 rev A dated July 2021; and the accompanying planting schedule. The works shall be carried out prior to the occupation of the building or completion of the development. If within a period of five years from the date of the planting or establishment of any tree, or shrub or plant, that tree, shrub, or plant or any replacement is removed, uprooted or destroyed or dies or becomes seriously damaged or defective another tree or shrub, or plant of the same species and size as that originally planted shall be planted at the same place.

 

12…Prior to demolition works commencing a Demolition Management Statement shall be submitted to and approved in writing by the Local Planning Authority for a management scheme whose purpose shall be to control and minimise emissions of pollutants from and attributable to the demolition of the development. This should include a risk assessment and a method statement in accordance with relevant guidance such as IAQM assessment of dust from demolition and construction guidance and the control of dust and emissions from construction and demolition best practice guidance published by the Greater London Authority. The scheme shall set out the secure measures, which can, and will, be put in place.

 

13…Prior to construction works commencing a Construction Management Statement shall be submitted to and approved in writing by the Local Planning Authority for a management scheme whose purpose shall be to control and minimise emissions of pollutants from and attributable to the construction of the development. This should include a risk assessment and a method statement in accordance with relevant guidance such as IAQM assessment of dust from demolition and construction guidance and the control of dust and emissions from construction and demolition best practice guidance published by the Greater London Authority. The scheme shall set out the secure measures, which can, and will, be put in place.

The submitted method statement shall include details of:

•           Site hoarding

•           Wheel washing

•           Dust suppression methods and kit to be used

•           Bonfire policy

•           Confirmation that all Non Road Mobile Machinery (NRMM) comply with the Non

•           Road Mobile Machinery (Emissions of Gaseous and Particulate Pollutants) Regulations

•           1999

•           Confirmation if a mobile crusher will be used on site and if so, a copy of the permit and

•           indented dates of operation

•           Site plan identifying location of:

•           site entrance and exit

•           wheel washing

•           hard standing

•           hoarding (distinguishing between solid hoarding and other barriers such as heras and

•           monarflex sheeting)

•           stock piles

•           dust suppression

•           location of water supplies and

•           location of nearest neighbouring receptors

•           Copy of an asbestos survey

The details and measures contained in the approved demolition and construction management statements must be fully implemented to the Council satisfaction.

 

14…No work on any phase of the development (with the exception of demolition works where this is for the reason of making areas of the site available for site investigation), shall commence until an assessment of the risks posed by any contamination within that phase shall have been submitted to and approved in  writing by the Local Planning Authority. This assessment must be undertaken by a suitably qualified contaminated land practitioner, in accordance with British Standard BS 10175: Investigation of Potentially Contaminated Sites – Code of Practice and the Environment Agency’s Guidelines for the Land Contamination: Risk Management (LCRM 2020) (or equivalent if replaced), and shall assess any contamination on the site, whether or not it originates on the site. The development shall only be carried out in accordance with the approved details unless the Local Planning Authority gives its written consent to any variation. The assessment shall include:

•           A survey of the extent, scale and nature of contamination;

•           An assessment of the potential risks to:

(a)       human health;

(b)       property (existing or proposed) including buildings, crops, livestock, pets, woodland, service lines and pipes;

(c)       adjoining land;

(d)       groundwater and surface waters;

(e)       ecological systems; and

(f)        archaeological sites and ancient monuments.

 

If following the risk assessment unacceptable risks are identified from land affected by contamination in that phase, no work on any phase of the development shall take place, until a detailed land remediation scheme has been completed. The scheme will be submitted to and approved in writing by the local planning authority. The scheme shall include an appraisal of remediation options, identification of the preferred option(s), the proposed remediation objectives and remediation criteria, and a description and programme of the works to be undertaken including the verification plan. (The remediation scheme shall be sufficiently detailed and thorough to ensure that after remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990). The development shall only be carried out in accordance with the approved scheme. Following the completion of the remediation works and prior to the first occupation of the development, a verification report by a suitably qualified contaminated land practitioner shall be submitted to and approved in writing by the local planning authority.

 

15…The development hereby approved shall be carried out in accordance with the Ecological Impact Assessment and deliver the mitigation measures therein to ensure a biodiversity net gain.

 

16…The Multi Storey Car Park hereby approved shall provide active EV charging points at a minimum of 15% of all parking spaces and they shall be permanently retained thereafter.

 

17…Prior to the occupation, a Car Park Management Plan shall be submitted to and approved in writing by the Local Planning Authority which identifies how the car park will be managed to ensure exclusive use of EV parking bays by EVs, with appropriate monitoring procedures to ensure effective monitoring and compliance.

 

18…Prior to first occupation of the Multi Storey Car Park hereby approved a staff and visitor travel plan shall be submitted to and approved in writing by the Local Planning Authority. The travel plan will identify:

•           Measures to inform and encourage access by means other than the private car and/or by vehicles that are ultra-low emitting/EV;

•           Appropriate Travel Plan mechanisms for monitoring to be submitted to the Local Planning Authority.