Minutes:
158.1 Item 6B
Application: DC/19/02798
Proposal: Planning Application. Development of roadside services, including 1no. petrol filling station (sui generis) 1no. drive through restaurant (Class A3/A5) associated infrastructure and landscaping works.
Site Location: WHERSTEAD – Land to The North and East of, Bobbits Lane, Wherstead, Suffolk
Applicant: Euro Garages and Pigeon (Wherstead) Ltd c/o Pigeon Investment Management Ltd
158.2 The Case Officer presented the application to the Committee outlining the proposal before Members, the layout of the site, the contents of the tabled papers, and the officer recommendation of approval.
158.3 The Case Officer and Senior Development Management Engineer responded to Members’ questions on issues including: the traffic queuing data as presented to Members, the proposed improvements to the highways infrastructure, and the response from the AONB officer and proposed lighting conditions.
158.3 Members considered the representation from Robin Coates of Wherstead Parish Council.
158.4 The Parish Council representative responded to Members questions on issues including: the response from the Parish Council.
158.5 Members considered the representation from Thomas Hill who spoke as an Objector. It was noted that Thomas Hill spoke on all three applications before members as an Objector, however was unable to stay for the entirety of the meeting.
158.6 The Objector responded to Members questions on issues including: existing provision of petrol stations on the A14, changes in the designation of B1 classification.
158.7 Members considered the representation from Matt Wyatt who spoke as the Agent.
158.8 The Agent responded to Members questions on issues including: the construction and ownership of the drive-thru restaurant.
158.9 Members considered the representation from Councillor Christopher Hudson of Suffolk County Council who spoke as the division Ward Member.
158.10 The County Councillor responded to Members questions on issues including: visibility and access to the site and anti-social behaviour in the area.
158.11 Members considered the representation from Councillor Jane Gould who spoke as the Ward Member.
158.12 A short comfort break was taken between 11:02 – 11:10.
158.13 The Senior Development Management Engineer, Area Planning Manager and Case Officer clarified that the Public right of Way through the site would be secured and that the Council had been working with the Police to improve surveillance of activity on the site from motorcyclists.
158.14 The Governance Officer clarified that Councillor Adrian Osborne had dropped out of the meeting earlier and had missed the entirety of the representation from Cllr Gould and was advised that he could not take part in the debate or vote for the application.
158.15 Members debated the application on the issues including: the proposed highways improvements at the junction, traffic movements in the area, that demand was not a consideration for this use, the relationship of the site with the Draft Joint Local Plan, the adopted local plan and its previous allocation, highways movements from the site, the economic benefits created from the site.
158.16 Councillor Lee Parker proposed that the application be approved as detailed in the officer recommendation. Councillor Stephen Plumb seconded the proposal.
158.17 Members continued to debate the application on the issues including: how the traffic proposals would improve the traffic flow.
158.18 RESOLVED
That the application is GRANTED full planning permission for development of roadside services, including 1no. petrol filling station (Sui Generis) 1no. drive through restaurant (Class A3 / A5) associated infrastructure and landscaping works and include the following conditions
Standard Conditions
• Commencement time limit of 3 years
• Development in accordance with approved plans
Sustainability
• Sustainability strategy for construction phase and the finished development
Highways
• No development shall commence until the TRO is ratified
• Access road constructed prior to development of roadside services
• Highways works completed prior to first occupation
• Amended plan to omit the east access off of the access road
• Improvements to bridleways
• Bus stop improvements
• Cycle storage
• Electric vehicle charging points
• Headlight dazzling prevention
• External lighting
• Construction management plan
• Travel information pack
Landscaping
• Landscape management plan for minimum of five years
• Revised landscaping scheme
• Timescale for landscaping planting and retention
• Tree protection measures
Ecology
• Construction environmental management plan
• Biodiversity enhancement strategy
Fire and Rescue
• Provision of fire hydrants
Crime
• Crime prevention measures
Environmental Health
• Validation report for new tank installation
• Measures for unexpected land contamination
• No burning of waste on site
• Details of filtration and ventilation equipment on drive-thru restaurant
• Litter management strategy
• External lighting
Flooding and Drainage
• Surface water management scheme
• SUDs details
• Construction surface water management plan
• Flood flow exceedance routing
The following informatives are also recommended to be attached to any permission granted-
• Environmental Health- Land Contamination recommended informatives.
• Environmental Health- Noise, Odour, Light and Smoke recommended informatives.
• Anglian Water recommended informatives
• SCC Highways recommended informatives
• Highways England recommended informatives
• Notwithstanding the submitted site layout plan, the paraphernalia indicated in the shaded areas on the drive-thru are not approved and are subject to separate applications.
Supporting documents: