Contact Officer: Naomi Saunders Tel: Oxford 815708
ITEM PN9
PLANNING & REGULATION COMMITTEE – 18 MAY 2009
outline permission for the erection of a permanent covered lightweight steel cover (covered by stretched fabric) over existing salt store and erection of a small office building
Report by Head of Sustainable Development
Location: Chipping Norton Highways Depot, Cromwell Business Park, Banbury Road, Chipping Norton, Oxfordshire, OX7 5SR.
Application No: R3.0074/09 District Council Area: West Oxfordshire
Introduction
1. This application is for outline planning permission for the erection of a permanent lightweight steel cover (made of stretched fabric) over an existing salt store at Chipping Norton Highways Depot. The size and design of the cover will be subject to a later detailed application. As part of the application, it is also proposed to erect a small office building. Again the design, size and external appearance of this building will be reserved for subsequent approval.
2. An application for outline permission has been made as the Council’s highway contract is the subject of a rebidding exercise. An outline permission, should that be granted, would enable any approved contractor to decide on the details of any final scheme in relation to their operational needs for both the salt store and site office.
Location (site plan) (download as .doc file)
3. The highways depot is located within Cromwell Business Park on the eastern outskirts of Chipping Norton.
Site and Setting (site plan)
4. The depot is located off the A361 Banbury Road which runs into the town from the north east. The site is situated immediately east of Chipping Norton Conservation Area. The edge of the Cotswold Area of Outstanding Natural Beauty (AONB) is to the north and west (80 metres and 107 metres respectively). Access to the site is gained from the access to Cromwell Business Park.
5. The site is a former quarry and is set below the surrounding ground level. The quarry floor slopes downwards from the north to the south.
6. The site is bounded by commercial units to the east and housing to the south and west. The land immediately north of the site has permission for B1 (Business) use.
7. The site comprises an open salt store with low retaining walls, small flat roofed building (used as an office, mess room and staff toilets) and a 45 metre high communications mast in the south east corner.
8. The closest properties to the salt store are located in Rockhill Farm Court (50 metres away to the south) and Cotshill Gardens (42 metres to the west). There is a listed building to the south west of the site (approximately 80 metres away). The salt store is screened from these properties by a fence and a number of tall trees along the western and southern boundaries.
Background and Details of the Development
9. The highways depot is primarily used as a salt store for winter road maintenance. The existing store is covered by a tarpaulin and does not have a permanent cover. As a result salt is lost and the quality of the salt remaining deteriorates making mechanical spreading both ineffective and inefficient. Subsequently highway pollution is increased as the salt is not spread evenly or at the correct consistency.
10. The site drains to the public sewer. The Council’s Highway and Repair Maintenance Service has identified a need to cover the existing salt store with a curved lightweight steel structure, covered by stretched fabric. The cover should prevent the ingress of rainwater into the salt mound and reduce saltwater runoff in to the sewer. This is recommended by the Environment Agency.
11. The structure (at its apex) could be up to about 10 metres high. Such a height is required to allow for the salt mound, and to allow for salt delivery in large tipper lorries and loading the gritting lorries during the winter.
12. A small office with mess room and toilets is proposed to replace the existing small flat roof building, located in the south east corner of the site. The new office would be located in the north west corner of the site. The existing building (the former office) would be retained for storage purposes only.
13. The opportunity would be taken to improve the ground surface around the proposed office building to make it more pedestrian friendly.
Consultations
14. The 21 day consultation period expired on 11 March 2009.
West Oxfordshire District Council – Object for the following reasons; (a) it has not been demonstrated that the salt cover will not have an adverse impact on the character and appearance of the street scene, the wider community and the setting of the adjacent listed building; and
(b) it has not been demonstrated that the salt cover will not have an adverse impact upon the residential amenity of the neighbouring properties.
Environment Agency – No objection, application has been assessed as having a low environmental risk.
County Archaeologist – The proposal does not appear to directly affect any known archaeological finds nearby. If archaeological finds do occur during development the applicant should notify the County Archaeologist in order that he may make a site visit or otherwise advise as necessary. This can be covered by an informative
County Ecologist – No objection. If any protected species not initially surveyed are found at any point, all work should cease immediately. Work should not recommence until a full survey has been carried out, a mitigation strategy prepared and licence obtained (if necessary) in discussion and agreement with Natural England.
Third Party Representation
15. Although no third party objections have been received, an email has been received from a neighbour making the following comments regarding:
(i) the design and visual impact of the salt cover when viewed from their property. The cover should be a lower structure which is less visible, particularly as the depot site is highly visible during the winter months;
(ii) noise levels from the current depot operations which cause inconvenience to neighbours;
(iii) what, if any, alternative arrangements have been made for storing road salt.
Relevant Planning Policies
16. Oxfordshire Structure Plan 2016 (OSP).
G2 – All development to be of a scale and type appropriate to the site and its surroundings and not cause harm to the character and amenities of the area.
EN4 – The setting of listed buildings will be preserved and the character or appearance of conservation areas and their settings will be preserved or enhanced.
17. West Oxfordshire Local Plan 2011 (WOLP)
BE2 – New development should respect and, where possible, improve the character and quality of its surroundings, and provide a safe, pleasant, convenient and interesting environment.
BE4 – Proposals for development within or adjoining the built-up area should not result in the loss or erosion of: i) the visual amenity or character of the locality and ii) a facility of benefit to local residents.
BE5 –The appearance of the Conservation Area will be preserved. Every effort will be made to ensure that the character or appearance is not eroded by the introduction of unsympathetic development proposals either within or affecting the setting of the designated area.
BE8 – Development should not detract from the setting of a listed building.
BE19 – Planning permission will not be granted for development, if because of the noise it will create, the occupants of housing and other noise sensitive development would be exposed to significant noise disturbance, unless there is an overriding need for the proposal which cannot be met elsewhere.
NE4 – The conservation and enhancement of the natural beauty of the landscape and countryside will be given great weight when determining development proposals within or impacting upon the Area of Outstanding Natural Beauty.
Comments of the Head of Sustainable Development
18. The main issues to be considered with this application relate to:
(i) Impact on the setting of the adjacent listed building, the street scene in general and the wider area.
(ii) Impact on residential amenity.
19. The District Council is concerned that the salt cover will have an adverse impact upon the character and appearance of the street scene, the wider area and the setting of the adjacent listed building.
20. The site is generally well screened from Banbury Road and only a small part of the development would be partially visible from the Road. In addition, the land between the depot and the road has permission for B1 use and, should that land be developed, it would further reduce the visual impact of this development. This proposal would not in my view have an adverse impact upon the character and appearance of the street scene.
21. The western boundary of the site abuts Chipping Norton Conservation Area. It is my view that the salt cover would not affect the setting of the conservation area as the site is well screened by a number of substantial trees and shrubs along its southern and western boundaries. In addition the salt store is located in a former quarry which means that it is set below the surrounding ground level and it would also be far less prominent than the existing communications mast on the site a few metres away. I suggest that a condition be attached to any consent given requiring the salt cover to be dark green in colour, this would help to blend the development in with its surroundings.
22. The listed building (a converted chapel now in residential use) mentioned by the District Council is sited 75 metres south west of the existing salt store and is located within the Norton Park housing estate (see plan). The substantial number of trees and shrubs already existing on the western boundary of the application site forms a clear boundary between (see plan) the listed building and the depot and helps to restrict views into the site. For these reasons I consider that the salt cover would not adversely impact on the setting of the adjacent listed building.
22. The depot is located close to (but not within) the Cotswold AONB. No trees or vegetation are proposed to be removed by the proposed development, and the application should not have an adverse impact on the setting of the Cotswold AONB.
(ii) Impact on residential amenity
23. This issue has been raised by both the District Council and a local resident. The visual impact of the development on the local area, including neighbours, has been described in section (i) above. Other issues relate to the actual activities that are carried out at the depot, particularly any noise that they might generate. The site is an existing salt store and vehicles delivering salt, and the loading of salt during the months for gritting operations will cause noise.
24. Salt delivery and salt loading of vehicles during the winter months will take place within the new structure should permission be given. The salt cover should therefore help to contain noise and reduce noise spillage outside the site. A condition could be attached to any consent to require a noise assessment to be undertaken for the current level of noise and a further condition requesting that noise mitigation measures be put in place should existing noise levels be exceeded.
25. The one local resident who has made comments on the application has raised the issue of alternative sites for salt storage. This is an existing depot already used for salt storage and it forms an important element in the Council’s strategy for highway maintenance and in particular the gritting of roads in the winter. The depot is well located to serve this north west corner of the county. No assessments of alternative sites has been considered. The development has been assessed on its merits. Conclusion
26. In conclusion I consider that the proposed development is acceptable in planning terms and the concerns about impact on local residents and the surrounding area (including the setting of the nearby listed building) will be minimal. Local amenity can be addressed by the attachment of appropriate conditions as set out below.
RECOMMENDATION
27. The Committee is RECOMMENDED to approve Application Number R.03.0074/09 for the erection of a permanent covered lightweight steel cover (covered by stretched fabric) over existing salt store and erection of small office building at Chipping Norton Highways Depot, subject to conditions to be determined by the Head of Sustainable Development to include the following matters:
1. Outline compliance – that the development must be carried out strictly in accordance with the particulars contained in the application and the plans accompanying any approval in respect of any subsequent reserved matters.
2. Application for approval of the reserved matters to be made not later than 3 years of the date of the permission.
3. Materials – the stretched fabric over the top of the existing salt cover shall be dark green and retained as such thereafter.
4. Noise assessment – that no development works shall take place until a noise assessment measuring current operational noise levels has been undertaken.
5. Operational noise levels – After completion of the proposed development, operational noise levels are not to exceed levels identified in the noise assessment and if they do mitigation measures must be agreed and put in place.
6. Tree protection during construction works – that no development shall take place until the trees on the site which are to be retained and which are adjacent to or within the development area, have been protected during building operations by means of a protective fence around the edge of the canopy of the trees.
Informatives: Archaeological Informative: if archaeological finds occur during development, the County Archaeologist should be notified in order that he may visit the site and advise as necessary. Ecological informative - If any protected species are found to be present at any time during construction of the development, work shall stop immediately. The County Ecologist shall be notified in order that he may visit the site and advise as necessary.
CHRIS COUSINS Head of Sustainable Development Environment & Economy
Background papers: File Ref: R3.0074/09 8.5/3127/16
May 2009
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