Minutes:
Item 7a
Application DC/21/00407
Proposal Hybrid Application for the phased employment-led redevelopment of Land at Mill Lane, Stowmarket (Gateway 14) including: Full Planning for site enabling works phase comprising, ground remodelling, utility diversions, installation of framework landscaping, creation of new footpath links, installation of primary substation, highways works including stopping up of Mill Lane, new all modes link from the A1120 Cedars Link to Mill Lane, new footway cycleway over the existing A1120 overbridge, installation of toucan crossing on the A1120 Cedars Link, footpath connection to the Gipping Valley Way, foul and surface water drainage infrastructure, outfalls and associated works: Outline Planning Permission (all matters reserved, except for access) for the erection of buildings comprising employment and commercial use, open space and landscaping, car and cycle parking, highway works, and other associated works.
Site Location STOWMARKET – Gateway 14, Land Between the A1120 and the A14, Stowmarket, Suffolk
Applicant Gateway 14 Limited
44.1 The Area Planning Manager presented the application to the Committee outlining the proposal before Members including: the location and layout of the site, the policies determining the allocation of the site for employment use, the maximum height of the buildings on site, the proposed landscaping parameter plans, the contents of the tabled papers and the officer recommendation of approval.
44.2 The Area Planning Manager responded to questions from Members on issues including: proposals for landscaping mitigation and maintenance plans, the reduction in the landscaping area detailed in the original brief, the view of the landscaping from adjacent residential areas, maintenance responsibilities of the site in terms of waste disposal and littering, and any plans in place to minimise the risk of water contamination.
44.3 The Principal Consultant Ecologist responded to questions from Members on issues including: the creation of wildlife corridors, the estimated timescales for achievement of the proposed biodiversity gains, the assessment of linear features and biodiversity net gains, and whether there would be any significant short-term ecological losses.
44.4 The Area Planning Officer and Chief Planning Officer responded to questions from Members on issues including: the type of jobs being created by the development, and how employees will travel to the site.
44.5 The Area Planning Manager responded to further questions from Members on issues including: whether the lighting plans included smart lighting, construction traffic management, location of recreational facilities on site, and any proposed infrastructure plans for employees on the site.
44.6 The Chief Planning Officer confirmed that the estimated employment figures did not include those involved in construction of the site.
44.7 The Senior Development Management Engineer responded to questions from Members on issues including: the area covered by the transport assessment, any assumptions made with regard to Heavy Goods Vehicle traffic the development would create, and control of traffic from the development site.
44.7 The Area Planning Manager and the Senior Development Management Engineer responded to questions from Members on issues including: infrastructure and utilities at the site, security of the site, the footpath alongside the River Gipping, the path to the Cedars Park development, and any proposed bus services and stops.
44.8 The Area Planning Manager responded to further questions from Members on issues including: the percentage increase in the built area, the height of the buildings on site, and the land level alterations across the site.
44.9 Members considered the representation from Lynne Jardine who spoke on behalf of Creeting St Peter Parish Council.
44.10 The Parish Council representative responded to questions from Members on issues including: the visibility of the development from Creeting St Peter village, and the surface of the cycle routes to the village.
44.11 Members considered the representation from Russell Stott who spoke as an objector.
44.12 The objector responded to questions from Members on issues including benefits to local residents.
44.13 Members considered the representation from Chris Starkie of New Anglia LEP who spoke as a supporter.
44.14 The supporter responded to questions from Members on issues including: the current unemployment figures relating to the Stowmarket area, the type and quality of jobs which will be available on the site, and the opportunities for high value jobs on site, and the effect of the sites Freeport status on employment.
44.15 The Area Planning Manager and the Senior Development Management Engineer responded to questions from Members on issues including whether the Freeport status of the site would have any effect on the travel plan.
44.16 Members considered the representation from Rachel Crick who spoke on behalf of the agent.
44.17 The agent responded to questions from Members on issues including: additional community and recreational facilities on site, how community aspirations in relation to landscaping will be met, whether consideration could be given to additional conditions to mitigate the view of the buildings from adjacent residential dwellings, the provision of a bus stop, and any engagement with Anglian Water.
44.18 The Chief Planning Officer provided Members with clarification of where the landscaping fell within the hybrid application and the impact of any amendments to the landscaping conditions.
44.19 The agent, and Mark Geddis of Richard Jackson Consulting Engineering, responded to further questions from Members on issues including: how many years into the future the landscaping proposed landscaping plans show, the percentage increase in the built area, and the amount of levelling shown on the indicative plan.
44.20 The Chair confirmed that application numbers DC/20/05587 and DC/20/05763 would be deferred.
44.21 A break was taken from 12:00 until 12:10pm.
44.22 The Chair read out a statement from Ward Member, Councillor Terence Carter who had given apologies for the meeting.
44.23 Members considered the representation from Councillor Dave Muller who spoke as a Ward Member.
44.24 Councillor Muller responded to questions from Members on issues including: the response from local residents, traffic issues, and the potential increased traffic in the Cedars Park area.
44.25 The Chief Planning Officer and the Senior Development Management Engineer responded to questions from Members regarding potential mitigation of increased traffic in the Cedars Park area.
44.26 Councillor Muller responded to further questions from Members on issues including: community facilities and potential funding to support facilities.
44.27 Members considered the representation from Councillor Mike Norris who spoke as a Ward Member.
44.27 Councillor Norris responded to questions from Members on issues including whether there were any particular landscaping conditions he would like to include.
44.28 Members debated the application on issues including: screening of the site and the proposed bund, benefits to the local community, traffic issues and the traffic management plan, the concerns of the neighbouring communities, landscaping, and the height and volume of the buildings on site.
44.29 Councillor Passmore proposed that the application be approved as per the officer recommendation and with the addition of conditions relating to issues including: landscaping, and traffic management.
44.30 Members continued to debate the application on issues including: the economic benefit of the site, traffic management issues including construction traffic, community facilities, and the provision of employment in the district.
44.31 Councillor Humphreys MBE seconded the proposal.
44.32 Members continued to debate the application on issues including: traffic management issue, the BREEAM (Building Research Establishment Environmental Assessment Method) status of the buildings on site, and the proposed lighting schemes.
44.33 Leon Maddison from BWB Consulting Ltd responded to questions from Members regarding the BREEAM status of the buildings and why each building had been allocated the rating they had.
44.34 Members continued to debate the application on issues including: the increase in buildings of the site, landscaping, the employment opportunities created by the development, the biodiversity of the site, the concerns of the local community, and the travel management plan.
44.35 An adjournment was taken between 13:35pm and 14:03pm in order for the Chief Planning Officer and the Area Planning Manager to discuss additional conditions in respect of biodiversity and landscaping with the applicant.
44.36 The Chief Planning Officer provided Members with details of the proposed additional conditions as detailed below:
Additional requirements as follows:
Amend s106 HoT. Long term landscape management plan which shall include timetabled measures for the enhancement,monitoring and management of landscaping features which deliver biodiversity net gain including woodland habitats.
Amend s106 HoT. Commuted sum for community, recreational facilities/ active travel which shall be made available in consultation with Creeting St. Peter PC and Stowmarket TC.
And conditions:
Amend conditions relating to construction management o) (outline) and 9) (full) to ensure construction traffic is directed and managed away from Cedars Park and Creeting St Peter.
Concurrent with the submission of any RM an assessment as to the biodiversity net gain on plot and cumulatively shall be submitted for agreement and the development delivered in accordance with the agreed assessment.
The RM for landscaping adjacent to the A1120 and the A14 boundaries of the site shall demonstrate the supplementary landscaping measures which are proposed to address landscape impact in relation to views from Creeting St Peter, Cedars Park and the A14. The RM shall moreover demonstrate the inclusion of appropriate local planting species within those landscaping details.
Condition x) to be wildlife friendly and SMART.
44.37 The proposed conditions were accepted by the proposer, Councillor Passmore, and the seconder, Councillor Humphreys MBE.
44.38 The Chief Planning Officer read out the proposal before Members.
44.39 By 6 votes 4 and 2 against
It was RESOLVED:-
That authority be delegated to the Chief Planning Officer to GRANT hybrid planning permission:
(1) Subject to the prior agreement of a Section 106 Planning Obligation on appropriate terms to the satisfaction of the Chief Planning Officer as summarised below and those as may be deemed necessary by the Chief Planning Officer to secure:
•Skylark Mitigation
•£10,000 Travel Plan Evaluation and Support contribution
•PROW works to widen and upgrade FP1 and FP25 to bridleway, either funding of £106,400 for SCC to carry out all works or £27,300 for SCC to carry out some works with developer to undertake surfacing under a S278 agreement.
•PROW Improvement to FP57 £2,700
•Long term landscape management
•£190,000 commuted sum for recreational facilities/active travel
(2) That the Chief Planning Officer be authorised to GRANT Planning Permission upon completion of the above mentioned Section 106 planning obligation subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:
Conditions for Outline element
(Outline Planning Permission (all matters reserved, except for access) for the erection of buildings comprising employment and commercial use, open space and landscaping, car and cycle parking, highway works, and other associated works):
a. Time limit to allow phasing of reserved matters with first reserved matter to be submitted within 3 years and commencement within 2 years of approval of such reserved matters.
b. Reserved matters
c. Approved Plans (Plans submitted that form this application)
d. Phasing Condition - Sequence of infrastructure and reserved matters programme timetable within phases to be submitted concurrent with first reserved matters submission and to include alternative sequence programmes to safeguard coordinated build out.
e. Bund creation completed prior to commencement of any reserved matters development
f. Design, Materials and Landscaping details required concurrent with first reserved matters application for plot/phase
g. Restriction on permitted development rights for change of use across the site other than E(g), B2 and B8, with plot 3000 to remain E(g) only
h. Cut and fill and finished floor levels to be agreed
i. General compliance with indicative details, with maximum building height 21m and 15m to Plot 3000
j. No build zone to the eastern boundary adjacent to Clamp Farm.
k. No building or change of levels within flood zones 2 and 3
l. Surface water drainage scheme to be agreed
m. SuDS verification report on completion
n. Foul water drainage scheme
o. Construction Management Plan to be agreed including access viaA14/A1120
p. No storage of construction plant or materials within the floodplain area
q. Construction Environment Management Plan to be agreed (biodiversity, noise and landscape)
r. Implementation in accordance with Ecology and Nature Conservation of the Environmental Statement (Penny Anderson, January 2021)
s. Time limit before further wildlife surveys are required
t. Skylark mitigation strategy
u. Method statement to secure translocation of Shepherds Needle
v. Landscape Management Plan
w. Landscape Ecological Management Plan
x. Lighting scheme (wildlife friendly)
y. Swift brick/boxes installation scheme to be agreed
z. Implementation of arboricultural recommendation measures
aa.No development with 3m of boundary with Network Rail
bb. Control of scaffolding within 10m of railway boundary fence
cc.No soakaways for storm/surface water disposal constructed within 20m of Network Rail boundary
dd. Prior to the use of any vibro-compaction or displacement piling details of
machinery and method statement to be agreed
ee.Prior to the commencement of development a trespass proof fence of at least 1.8m high along the development side of the existing boundary fence to Network Rail shall be erected and subsequently maintained
ff. Mineral trial borehole scheme and extraction/use on site
gg. Archaeological investigation and reporting
hh. Fire Hydrants scheme to be agreed
ii. Control of Pollution Act prior consent application
jj. Construction working hours 0800-1800 Mon-Fri, 0800-1300 Saturdays only
kk.Hours of operation to be agreed
ll. Machinery and working practices as a minimum requirement, be compliant with the standards laid out in British Standard 5228-1: 2009+A 1 :2014.
mm. Scheme for provision and implementation of water, energy and resource efficiency measures
nn.BREAAM very good minimum across site, BREEAM excellent in innovation centre plot 3000
oo. Operational Environmental Management Plan
pp. Office accommodation to comply with BS8233;2014
qq. Cumulative rating noise level assessed in accordance with BS4142 no greater than 5db above background
rr. Compliance with design code principles, including 20% soft landscaping and within that 20% soft engineered drainage
ss.Details of access and associated works to be agreed
tt. Provision of off-site highways improvement works prior to first use/occupation
uu. Estate roads and footpaths to be agreed
vv.Provision of carriageways and footways prior to occupation
ww. Travel plan; including access via A14/A1120
xx.Travel plan – provision of cycle storage and facilities
yy.Land contamination watching brief
Conditions for Full element
(Full Planning for site enabling works phase comprising, ground remodelling, utility diversions, installation of framework landscaping, creation of new footpath links, installation of primary substation, highways works including stopping up of Mill Lane, new all modes link from theA1120 Cedars Link to Mill Lane, new footway cycleway over the existing A1120 overbridge, installation of toucan crossing on the A1120 Cedars Link, footpath connection to the Gipping Valley Way, foul and surface water drainage infrastructure, outfalls and associated works):
1. Standard time limit
2. Approved Plans (Plans submitted that form this application)
3. Phasing Condition – including implementation of access and strategic landscaping
4. Bund creation including use of spoil completed prior to commencement of other development
5. Levels for footpath link to Gipping Valley way to be agreed
6. Strategy for disposal of surface water and FRA implemented7. Construction Surface Water Management Plan to be agreed
8. SuDS verification report on completion
9. Construction Management Plan to be agreed including access via A14/A1120
10. No storage of construction plant or materials within the floodplain area
11. Construction Environmental Management Plan for biodiversity noise and landscape to be agreed
12. Implementation in accordance with Ecology and Nature Conservation of the Environmental Statement (Penny Anderson, January 2021)
13. Method statement to secure translocation of Shepherds Needle
14. Skylark mitigation strategy
15. Landscape Management Plan
16. Landscape and Ecological Management Plan
17. Implementation of landscaping
18. Wildlife friendly lighting scheme
19. Archaeological investigation and reporting
20. Implementation of arboricultural recommendation measures
21. Implementation of dust assessment BWB report MKA2107
22. Control of Pollution Act prior consent application
23. Construction working hours 0800-1800 Mon-Fri, 0800-1300 Saturdays only.
24. Machinery and working practices as a minimum requirement, be compliant with the standards laid out in British Standard 5228-1: 2009+A 1 :2014.
25. Land contamination watching brief
(3) And the following informative notes as summarised and those as may be deemed necessary:
•Pro active working statement
•SCC Highways notes
•Support for sustainable development principles
•EH Ground Gas note
•Watching brief for EH land contamination
•SuDSinformatives
(4) That in the event of the Planning obligations or requirements referred to in Resolution (1) above not reasonably being secured and/or not secured within 6 months of the date of this Committee that the Chief Planning Officer be authorised to refuse the application on appropriate grounds
Additional requirements as follows:
Amend s106 HoT. Long term landscape management plan which shall include timetabled measures for the enhancement, monitoring and management of landscaping features which deliver biodiversity net gain including woodland habitats.
Amend s106 HoT. Commuted sum for community, recreational facilities/ active travel which shall be made available in consultation with Creeting St. Peter PC and Stowmarket TC.
And conditions:
Amend conditions relating to construction management o) (outline) and 9) (full) to ensure construction traffic is directed and managed away from Cedars Park and Creeting St Peter.
Concurrent with the submission of any RM an assessment as to the biodiversity net gain on plot and cumulatively shall be submitted for agreement and the development delivered in accordance with the agreed assessment.
The RM for landscaping adjacent to the A1120 and the A14 boundaries of the site shall demonstrate the supplementary landscaping measures which are proposed to address landscape impact in relation to views from Creeting St Peter, Cedars Park and the A14. The RM shall moreover demonstrate the inclusion of appropriate local planting species within those landscaping details.
Condition x) to be wildlife friendly and SMART.
Supporting documents: