Agenda item

This application was for the erection of 3no industrial units for general industrial and storage/distribution units with associated parking, attenuation pond and hard standings on land West of Household Recycling Centre, Hortonwood 60, Hortonwood, Telford, Shropshire.

The Application was before Committee due to a Section 106 Agreement to secure financial contributions.

The Planning Officer informed Members that this was a full planning application for three industrial units Use Classes B2 and B8 on land set aside for employment purposes within the Local Plan.  A previous consent had been granted on the site which had expired in 2021.

Mr J Brumwell spoke against the application on behalf of the Hadley & Leegomery Parish Council who raised concerns regarding the transport and travel plan and the availability and practicality of public transport which went against Policy C1 which promoted alternatives to use of the car which was not satisfied by this application.  He raised further concerns with regard to the local road network and the Horton Lane closure.  It was requested that a restriction of operations to 7am to 6pm Monday to Friday and 7am to 1pm on Saturdays with no working on Sunday and public holidays.  Further concerns were raised regarding the site traffic routing plan for HGVs and he asked that the residential amenity be protected.

The Planning Officer informed Members that the design and appearance of the application was typical of the area with additional features such as solar panels and electric vehicle charging points and there were no technical objections in relation to drainage or highways.  In relation to ecology and trees, £172,000 had been set aside for off-site mitigation measures due to the biodiversity net loss and on balance this was accepted by the Ecology Specialist.  There would be a loss of several mature trees and £50,000 had been set aside for off-site replacement trees.  Since the preparation of the Committee Report there had been a revised biodiversity net loss which had slightly improve and an updated layout plan.  In respect of the residential properties, a noise impact assessment had been submitted and the application was considered satisfactory on balance subject to conditions.  With regard to the travel plan this was an identified site that had previously been granted permission.  Unit 1 had an end user and additional travel plans would need to be submitted for Units 2 and 3.   The hours of operations were set out in the report and would be conditioned and highway movements could not be conditions as they would not be enforceable.

During the debate some Members raised concerns regarding the loss of trees which was contrary to Policy NE2 and felt that the financial contribution did not fully compensate their loss and as the previous application retained some trees they could not support the application.  Other Members felt that although they valued trees highly, that this application was for an industrial unit on an industrial estate and on balance it could be supported due to the creation of jobs and it was on a key site and previous consent had been granted.  It was further felt that conditions relating to operating hours needed to be carefully considered in order to attract business.  The solar panels and charging points were welcomed.  With regard to the £20,000 towards footpaths and cycleway it was asked if this contribution could be used to subsidise public transport and a bus route and a query was raised regarding the location of the drainage on the maps.  Other Members asked if the conditions would be the same for all units, where would the biodiversity go and what would the gains be and how had the hours of operation changed.  With regards to transport a lot of companies were investing in their own transport.

The Planning Officer confirmed that the drainage modelling was based on the site and the local knowledge.  Contributions towards footpath improvements was a proportionate figure and was required to provide a footway link and cannot be used as a bus subsidiary.  The biodiversity was assessed via a matrix system and was dependent on the site and the age of the trees to determine what mitigation was put in place.  The hours of operation were negotiated with developers but they were mindful of the concerns raised by local residents and assessed on their own merits and where necessary a noise assessment would take place.

Upon being put to the vote, it was, by a majority:

RESOVLED – that delegated authority be granted to the Development Management Service Delivery Manager to grant planning permission subject to the following:

a)      The following Contributions to be agreed through a s.106 Agreement:

-       £87,487.57 towards the Strategic Highway Network;

-       £19,914.23 towards footway/cycleway linkages;

-       £49,600 towards Tree Replacement;

-       £176,360 towards Biodiversity Net Gain;

-       £73,295.65 towards Strategic Newt Licencing;

-       £4066.57 s.106 Monitoring Fee (1% of total s.106 Contributions)

b)      The condition(s) and Informative(s) (with authority to finalise Condition(s) to be delegated to Development Management Service Delivery Manager) containedwithin the report.