Agenda item

To consider the report of the Director of Service Delivery, (copy enclosed, Members’ Update to be circulated)*.

Application Number	22/00837/FULM
Location	CML Microsystems Limited, Oval Park, Hatfield Road, Langford
Proposal	Car parking and installation of surface water drainage system
Applicant	CML Microsystems Plc
Agent	Mr Nick Davey – The JTS Partnership LLP
Target Decision Date	16.02.2023
Case Officer	Devan Hearnah
Parish	LANGFORD
Reason for Referral to the Committee / Council	Major application Allocated Employment Site

 

Prior to the meeting a Members’ Update was circulated which advised Members that Condition 5 on the Officer’s report was no longer necessary and provided a rationale for why the application for car parking and installation of a surface water drainage system was brought forward. Following the Officer’s presentation the Agent, Mr Davey, addressed the Committee. The Chairman then opened the discussion.

 

A debate ensued where Members discussed issues around trees, archaeology, drainage and levels of commercial related traffic. In response Officers advised that:-

 

• That the Historic Environment Officer at Essex County Council (ECC) had reported that due to disturbance associated with the historic use of the site as a water treatment facility no archaeological recommendations were being made with regard to this application.

 

• That all impacts on ecology had been investigated and mitigated and no recommendations were received from Natural England. The Arboricultural Officer reported that the tree protection measures in place were sufficient.

 

·        That the Lead Local Flood Authority had been consulted on the application and advised they had no objection to the application subject to three conditions requiring:

 

Ø    A surface water drainage scheme

Ø    Maintenance details of the surface water drainage system

Ø       Yearly logs of maintenance

 

• That a full transport assessment had been undertaken factoring in the Garden Suburb, resulting in a modest increase in traffic, nothing that would materially impact on the Highway network.

 

The consensus of the Committee was support for this application. The site had had numerous applications refused, including a proposal for Housing. This was potentially a really important commercial employment site involving iconic companies operating globally, which will support the prosperity of the district.

 

Councillor White proposed that the application be approved in accordance with the Officer’s recommendation and this was duly seconded by Councilor Fluker. The Chairman put the recommendation to approve to the Committee and it was agreed by assent.

 

 

RESOLVED  that the application be APPROVED subject to the following conditions:

 

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

2                 The development hereby permitted shall be carried out and retained in complete accordance with following approved drawings.

2183/DE-10-03A
2183/DE-10-04B

3                 Full details of the provision and subsequent retention of both hard and soft landscape works on the site shall be submitted to and approved in writing by the local planning authority prior to any works occurring above ground level at the application site. These details shall include:

1)      Details of proposed schedules of species of trees and shrubs to be planted, planting layouts with stock sizes and planting numbers/densities.

2)      Details of the planting scheme implementation programme, including ground protection and preparation, weed clearance, stock sizes, seeding rates, planting methods, mulching, plant protection, staking and/or other support.

3)      Details of the aftercare and maintenance programme.

The soft landscape works shall be carried out as approved within the first available planting season (October to March inclusive) following the occupation of any part of the development hereby approved unless otherwise agreed in writing by the local planning authority. If within a period of five years from the date of the planting of any tree or plant, or any tree or plant planted in its replacement, is removed, uprooted, destroyed, dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or plant of the same species and size as that originally planted shall be planted in the same place, unless the local planning authority gives its written consent to any variation.

Hard landscape works

4)      Details of walls with brick types, construction design and dimensions

5)      Details of paved surfacing, with materials finishing and edgings

6)      Details of street furniture, with designs materials and dimensions

The hard landscape works shall be carried out as approved prior to the first use / occupation of any part of the development hereby approved and retained and maintained as such thereafter.

4          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:

a.         the parking of vehicles of site operatives and visitors

b.         loading and unloading of plant and materials

c.         storage of plant and materials used in constructing the development

d.         wheel and underbody washing facilities

e.         safe access into the site

5          Surface water from the vehicle parking and service areas shall be passed through a storm by-pass oil interceptor, the details of which shall have been submitted to and approved in writing by the local planning authority prior to the commencement of the development.

6          All mitigation measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Abrehart Ecology, November 2021) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination

7          Prior to the commencement of the development a construction environmental management plan (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority.

The CEMP (Biodiversity) shall include the following.

a)    Risk assessment of potentially damaging construction activities.

b)    Identification of “biodiversity protection zones”.

c)    Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements) including a finalised Badger Mitigation Strategy.

d)    The location and timing of sensitive works to avoid harm to biodiversity features.

e)    The times during construction when specialist ecologists need to be present on site to oversee works.

f)     Responsible persons and lines of communication.

g)    The role and responsibilities on site of an Ecological Clerk of Works (ECoW) or similarly competent person.

h)    Use of protective fences, exclusion barriers and warning signs.

i)     Containment, control and removal of any Invasive non-native species present on site

 

The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

8          A Biodiversity Enhancement Strategy for protected and Priority species shall be submitted to and approved in writing by the local planning authority.

 

The content of the Biodiversity Enhancement Strategy shall include the following:

a)    Purpose and conservation objectives for the proposed enhancement measures;

b)    detailed designs or product descriptions to achieve stated objectives;

c)    locations, orientations, and heights of proposed enhancement measures by appropriate maps and plans;

d)    timetable for implementation demonstrating that works are aligned with the proposed phasing of development;

e)    persons responsible for implementing the enhancement measures;

f)     details of initial aftercare and long-term maintenance (where relevant).

The works shall be implemented in accordance with the approved details prior to occupation and shall be retained in that manner thereafter.

9          Prior to the commencement of development details of the external lighting strategy for the site including the luminance and spread of light and the design and specification of the light fittings shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall identify those features on site that are particularly sensitive for bats and that are likely to cause disturbance along important routes used for foraging; and show how and where external lighting will be installed (through the provision of appropriate lighting plans, drawings and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory.

 

All external lighting shall be installed in accordance with the specifications and locations set out in the scheme and maintained thereafter in accordance with the scheme. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.

10        No works except demolition shall takes place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme should include but not be limited to:

·        Verification of the suitability of infiltration of surface water for the development. This should be based on infiltration tests that have been undertaken in accordance with BRE 365 testing procedure and the infiltration testing methods found in chapter 25.3 of The CIRIA SuDS Manual C753.

·        Limiting discharge rates to 1:1 Greenfield runoff rates for all storm events up to and including the 1 in 100 year rate plus 40% allowance for climate change

·        Provide sufficient storage to ensure no off site flooding as a result of the development during all storm events up to and including the 1 in 100 year plus 40% climate change event.

·        Demonstrate that all storage features can half empty within 24 hours for the 1 in 30 plus 40% climate change critical storm event,

·        Final modelling and calculations for all areas of the drainage system.

·        The appropriate level of treatment for all runoff leaving the site, in line with the Simple Index Approach in chapter 26 of the CIRIA SuDS Manual C753.

·        Detailed engineering drawings of each component of the drainage scheme.

·        A final drainage plan which details exceedance and conveyance routes, FFL and ground levels, and location and sizing of any drainage features.

·        A written report summarising the final strategy and highlighting any minor changes to the approved strategy.

 

The scheme shall subsequently be implemented prior to occupation.

11        Prior to occupation a maintenance plan detailing the maintenance arrangements including who is responsible for different elements of the surface water drainage system and the maintenance activities/frequencies, has been submitted to and agreed, in writing, by the Local Planning Authority. The maintenance plan shall be adhered to thereafter.

12        The applicant or any successor in title must maintain yearly logs of maintenance which should be carried out in accordance with any approved Maintenance Plan. These must be available for inspection upon a request by the Local Planning Authority.

13        The trees and hedges identified for retention within the Tree Survey, Arboricultural Impact Assessment Preliminary Arboricultural Method Statement and Tree Protection Plan (9054-2 Rev A) which is attached to and forms part of this permission shall be protected during the course of the development. The trees and/or hedges shall be protected by measures which accord with British Standard 5837:2012 (Trees in Relation to Construction). The protective fencing and ground protection shall be erected before the commencement of any clearing, demolition and building operations and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Within the fenced protection zone(s) no materials shall be stored, no rubbish dumped, no fires lit and no buildings erected inside the fence, nor shall any change in ground level be made within the fenced area unless otherwise first agreed in writing by the local planning authority. If within five years from the completion of the development a tree or hedge shown to be retained is removed, destroyed, dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, a replacement shall be planted within the site of such species and size, and shall be planted at such time, as specified in writing by the local planning authority.

14        The vehicle parking providing for 148 vehicle parking spaces and turning areas as indicated on the approved plans shall be provided, hard surfaced, sealed and marked out. The parking and turning areas shall be retained in perpetuity for their intended purpose.

15        The bicycle parking facilities as shown on the approved plan 2183 DE 10-03 Rev B for 60 cycle parking spaces, which is attached to and forms part of this permission shall be provided in accordance with the approved scheme prior to the first occupation of the development and retained for such purposes thereafter.

16        Prior to the first occupation of the development 8 of the parking spaces to be provided shall be laid out and provided as disabled bays in accordance with the Maldon District Vehicle Parking Standards Supplementary Planning Document (November 2018) or any subsequent revision and shall be retained in perpetuity.

17        Prior to the first occupation of the development 8 parking spaces shall be provided with a fast charging point and 8 shall be provided with a power supply to provide additional fast charge sockets in accordance with the Maldon District Vehicle Parking Standards Supplementary Planning Document (November 2018) or any subsequent revision and shall be retained in perpetuity.