Minutes:
40.1 Application DC/22/03464
Proposal Application for Approval of Reserved Matters following grant of Outline planning permission reference DC/21/00407:
“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 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;
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 (additional plans, documents and EIA information received 08/04/2021) and subsequent ES addendum letter received 17th June2021.
”Submission of Details for Appearance, Landscaping, Layout and Scale for Plot 4000including updated Environmental Statement July 2022.
Site Location STOWMARKET – Gateway 14, Land Between The A1120 and A14, Stowmarket, Suffolk
Applicant Gateway 14 Limited
40.2 The Case Officer introduced the application to the Committee outlining the proposal before Members including: the use of the land, the employment opportunities provided by the proposal, the site connectivity, parking and electric vehicle charging point plans, the proposed plans for Heavy Goods Vehicles (HGV) parking, access points to the site, the proposed traffic management plan, the height of proposed building, the proposed floors plans, the external materials to be used, the proposed features of the development, the location of external plant, the proposed landscaping plans, and the officer recommendation of approval.
40.3 The Chief Planning Officer and the Case Officer responded to questions from Members on issues including: how the delivery of the site be administered, whether there would there be any compromise on the quality of the ground water resources, the electric vehicle parking provision, the timescale for delivery of the landscaping plan, the emergency access to the site, whether the external appearance of the building had been considered from every angle, the proposed lighting strategy, the proposed plan for cycle parking, the traffic management conditions and how these could be enforced, the solar panel provision, the sustainable energy plans, and the access to the site from Mill Lane.
40.4 Members considered the representation from Hannah Walker who spoke as the Agent.
40.5 The Agent, the Managing Director of Gateway 14, Emily Atack, and the Director of Frank Shaw Architects, David Willis responded to questions from Members on issues including: the provision of parking and charging points for electric vehicles and any future provision for refuelling of HGV’s using hydrogen, cycle parking for visitors, whether the feasibility of ground source heat pumps was considered, the sustainable energy plans, and the proposed lighting plans.
40.6 Members considered the representation from the Ward Member, Councillor Carter, who spoke against the application.
40.7 Members considered the representation from the Ward Member, Councillor Muller, who spoke in support of the application.
40.8 The Case Officer and the agent responded to questions from Members on issues including: the local transport provision to the site, and whether low carbon steel and low carbon concrete would be used.
40.9 Members debated the application on issues including: the design of the building, and the traffic management plans for HGV’s.
40.10 Councillor Meyer proposed the application be approved as detailed in the officer recommendation.
40.11 Councillor Passmore seconded the proposal.
40.12 Members continued to debate the application on issues including: the provision of employment opportunities in the area, the size of the building, the proposed cycle parking provision, the proposed solar panel provision, sustainability measures, the potential impact on traffic, the lighting plans proposed lighting plans, the level of community engagement, and the high design standards of the development.
40.13 The Area Planning Manager and the Chief Planning Officer provided clarification of the conditions relating to sustainability, HGV routing and management, and cycle parking.
By a unanimous vote
It was RESOLVED:
That authority be delegated to the Chief Planning Officer to APPROVE reserved matters with conditions:
(1) That the Chief Planning Officer be authorised to APPROVE reserved matters subject to conditions as summarised below and those as may be deemed necessary by the Chief Planning Officer:
• Approved Plans
• Highways - Provision of loading, unloading, manoeuvring and parking areas (inc. EV) (prior to first operational use)
• Highways - Provision of areas and routes for refuse and recycling bins (prior to first operational use)
• HGV Routing, Monitoring and Management Strategy (prior to first operational use) -Management strategy to include ongoing operator/Parish & Town Council engagement mechanism whilst use in being
• Container and external storage management plan - To provide for arrangements to manage and control container and external storage
• Limitation on areas/height for container and external storage shall apply to the following areas: [A] Lorry parking area on southwest edge of site (described on site plan as 105 spaces); not to exceed the height of TWO ISO standard shipping containers stored on ground level if stacked [B] Lorry parking area on the northwest edge of the site (described on site plan as overflow lorry spaces/container storage area and 13 spaces); not to exceed the height of TWO ISO standard shipping containers stored on ground level if stacked [C] Lorry parking area on northeast edge of site (described on site plan as 82 spaces); not to exceed the height of ONE ISO standard shipping container stored on ground level
• No onsite commercial waste handling or storage outside defined areas
• Provision of employee welfare and amenity areas (prior to first operational use)
•Installation of base build and fit out solar PV (prior to first operational use)
• Operational Skills and Employment Plan to be agreed
• Construction Skills and Employment Plan to be agreed
(2) With the following informative notes as summarised and those as may be deemed necessary:
• Reminder of conditions on outline permission
• Pro active working statement
• LLFA
• Bylaw 3 - Consent require
Supporting documents: