Agenda item

Minutes:

The Chairman introduced the next application of the meeting, application number 145260, a hybrid planning application comprising: (1) full planning application for a petrol filling station (Sui Generis) with rapid electric vehicle charging facility and retail kiosk (Use Class E), alongside a drive- thru coffee shop (Use Class E / Sui Generis) with associated access, parking, servicing and landscaping areas; and (2) outline planning application for an additional drive-thru facility (Use Class E / Sui Generis) with associated parking, servicing and landscaping areas (with all matters reserved for future consideration), on land at Lincolnshire Showground, Horncastle Lane, Scampton, LN2 2NA. The Officer informed Members that there were no updates, and gave a short presentation to the application.

 

After a query clarifying the consultation process with the parish, the Chairman invited the agent and a joint applicant for the application, James Cox and Jane Hiles, to address the Committee.

 

In his brief statement, the speaker welcomed the recommendation and highlighted the possible benefits of the application, emphasising the need for HGV parking, rapid electric vehicle charging, new food and drink establishments, and up to 68 new jobs created with the development. He also emphasised that there were no objections by the statutory bodies. He concluded his statement and handed over the remaining time to Jane Hiles.

 

Immediately following the agent, Jane Hiles addressed the Committee and described her status as a past Chairman of the charity responsible for the Showground. She progressed to state that the number of showgrounds across England was decreasing and that there was a concern about losing the prestige nature of the site. The speaker explained that this was not the route the charity trustees wished to have taken but raised concerns about the financial pressures. She then stated that the charity was proud of the year-round work, which included thousands of school children visiting, supporting trained and trainee teachers, and over a hundred Lincolnshire businesses being involved.

 

Moving to how the application fitted into the Showground, the speaker argued that it could be delivered without damaging the rest of the Showground and the work done. The Showground Charity owned 290 acres, with only 1.22 acres of land utilised for this application. Plenty of alternative space was available for current and future agricultural events, exhibitions, and car parking. The speaker also explained that it would provide vital services and would be able to compete with the other 16 showgrounds. The speaker explained that the high costs of running the significant events might be better supplemented with this application and that it had support from their regular exhibitors and contractors.

 

The speaker then referenced that other Showgrounds had nearby facilities, some being on-site or less than a mile away, and that the application outcome might allow for a hotel to be developed on-site. In concluding her statement, the speaker stated that the money the Showground earned was to be spent on their educational work or improving the Showground itself. She thanked the Committee for listening to her comments.

 

The Chairman thanked the speakers for their statements and invited comments from Members of the Committee.

 

At this time, Members made multiple references to the local traffic situation and possible queuing, the environmental costs, the nearby roads, access to the site, and the support from local people nearby. Members also raised concerns over the current lack of lorry parking in the District, which this application was scheduled to provide.

 

Members referenced nearby filling stations and possibly other places in the District that could host a similar site. Assertions were also made to the design of the site buildings, the application that might cause accidents, and the provisions for electric vehicles on the site. Members were reminded by the Development Management Team Leader that their consideration was only on the application in front of the Committee.

 

In response to queries on highways and traffic concerns, Members heard from the Development Management Team Leader that Highways had been consulted and that transport assessments had been submitted. The road junction that provided the entry and exit had a pedestrian refuge to put in, with good access proposed, which took safety into account. Subsequent answers from the Officer explained that the drive-thru was to the furthest point on the south part of the site, with its separated parking, that the access was deemed acceptable by Lincolnshire County Council Highways, and the public right of way would not be affected.

 

Responding to a query about the food provisions on the site, this was to be ancillary to the petrol station, whilst the food provided at the Showground was to remain specialist. In reply to a query on the outline part of the application, the Officer clarified that this was a reserved matter and was for Use Class E / Sui Generis.

 

In reply to a remark about the environmental impact of the application, Members heard that though the focus was on reducing the environmental harm, the NPPF facilitated that there was to be a transition period necessary, which would allow for the proper infrastructure to be implemented.

 

Having been proposed and seconded, the Chairman took the vote and it was agreed that permission be GRANTED subject to the conditions detailed below.

 

Note:               Councillor D. Cotton requested that his vote against granting on the above vote be recorded in the minutes.

 

Note:               Councillor J. Summers requested that his vote against granting on the above vote be recorded in the minutes.

 

Outline Planning Permission

 

Conditions stating the time by which the development must be commenced:

 

1. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

 

Reason: To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

2. No development shall take place until, plans and particulars of the access, appearance, layout and scale of the drive thru unit (Use Class E / Sui Generis) located within the outline area of the site (as shown on plans 210642_PLG_104E and 210642_PLG_110B) and the landscaping of the site (hereinafter called “the reserved matters”) have been submitted to and approved in writing by the Local Planning Authority, and the development shall be carried out in accordance with those details.

 

Reason: The application is in hybrid form (i.e. seeking part full planning permission and part outline planning permission) and the Local Planning Authority wishes to ensure that the details which have not yet been submitted are appropriate for the locality.

 

3. The development hereby permitted shall be begun before the expiration of two years from the date of final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

 

Reason: To conform with Section 92 (2) of the Town and Country Planning Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

4. The development hereby permitted may not commence until such time as a scheme to install underground tanks has been submitted to, and approved in writing by, the local planning authority. The scheme shall include the full structural details of the installation, including details of: excavation, the tanks, tank surround, associated pipework and monitoring system. The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme, or any changes subsequently agreed, in writing, by the local planning authority.

 

Reason: To ensure that the underground storage tanks do not harm the water environment in line with paragraph 174 of the National Planning Policy Framework and Position Statements D1 – D4 of the ‘The Environment Agency’s approach to groundwater protection’.

 

5. No development shall take place until a surface water drainage scheme for the site based on sustainable urban drainage principle and an assessment of the hydrological and hydrogeological context of the development has submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

 

Provide attenuation details and discharge rates which shall be agreed with the Internal Drainage Board;

 

Provide details of the timetable for and any phasing of implementation for the drainage scheme; and

 

Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

The development shall be carried out in accordance with the approved drainage scheme and shall not be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

 

Reason: To ensure adequate drainage facilities are provided to serve the development in accordance with policy LP14 of the Central Lincolnshire Local Plan.

 

6. No development shall take place until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

 

(i) the routeing and management of construction traffic;

 

(ii) the parking of vehicles of site operatives and visitors;

 

(iii) loading and unloading of plant and materials;

 

(iv) storage of plant and materials used in constructing the development;

 

(v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

 

(vi) wheel cleaning facilities;

 

(vii) measures to control the emission of dust and dirt during construction;

(viii) details of noise reduction measures;

 

(ix) a scheme for recycling/disposing of waste resulting from demolition and construction works;

 

(x) the hours during which machinery may be operated, vehicles may enter and leave, and works may be carried out on the site;

 

(xi) Measures for the protection of any existing trees and hedgerows;

 

Reason: In the interests of amenity and in accordance with policy LP13 of the Central Lincolnshire Local Plan.

 

7. No development shall take place until a written scheme of archaeological investigation has been submitted to and approved in writing by the local planning authority. This scheme shall include the following

 

1. An assessment of significance and proposed mitigation strategy (i.e. preservation by record, preservation in situ or a mix of these elements).

 

2. A methodology and timetable of site investigation and recording.

 

3. Provision for site analysis.

 

4. Provision for publication and dissemination of analysis and records.

 

5. Provision for archive deposition.

 

6. Nomination of a competent person/organisation to undertake the work.

 

7. The scheme to be in accordance with the Lincolnshire Archaeological Handbook.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation and in accordance with the National Planning Policy Framework.

 

8. The local planning authority shall be notified in writing of the intention to commence the archaeological investigations in accordance with the approved written scheme referred to in condition 7 at least 14 days before the said commencement. No variation shall take place without prior written consent of the local planning authority.

 

Reason: In order to facilitate the appropriate monitoring arrangements and to ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework.

 

Conditions which apply or are to be observed during the course of the development:

 

9. The archaeological site work shall be undertaken only in full accordance with the written scheme required by condition 7. Following the archaeological site work a written report of the findings of the work shall be submitted to and approved in writing by the local planning authority within 3 months of the said site work being completed.

 

The report and any artefactual evidence recovered from the site shall be deposited within 6 months of the archaeological site work being completed in accordance with a methodology and in a location to be agreed in writing by the local planning authority.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework.

 

10. If during the course of development, contamination not previously identified is found to be present on the site, then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a method statement detailing how and when the contamination is to be dealt with has been submitted to and approved in writing by the Local Planning Authority. The contamination shall then be dealt with in accordance with the approved details.

 

Reason: In order to safeguard human health and the water environment and to accord with the National Planning Policy.

 

11. The development shall be carried out in strict accordance with the mitigation measures recommended within the Preliminary Ecological Appraisal Report reference ER-6084-01A dated 15/06/2022 by Brooks Ecological.

 

Reason: To safeguard wildlife in the interests of nature conservation in accordance with policy LP21 of the Central Lincolnshire Local Plan.

 

12. No development, other than to foundation levels, shall take place until details of a scheme for the disposal of foul sewage from the site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme and maintained thereafter.

 

Reason: To ensure adequate drainage facilities are provided in accordance with policy LP14 of the Central Lincolnshire Local Plan.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

None

 

Full Planning Permission

Conditions relating to the phasing of the development:

 

13. No development shall take place until a Phasing Plan, detailing the different phases of development, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved Phasing Plan thereafter.

 

Reason: To enable the delivery of a phased development.

 

Conditions stating the time by which the development must be commenced:

 

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

 

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

 

Conditions which apply or require matters to be agreed before the development commenced:

 

15. Each of the approved phases of development may not commence until such time as a scheme to install underground tanks has been submitted to, and approved in writing by, the local planning authority. The scheme shall include the full structural details of the installation, including details of: excavation, the tanks, tank surround, associated pipework and monitoring system. The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme, or any changes subsequently agreed, in writing, by the local planning authority.

 

Reason: To ensure that the underground storage tanks do not harm the water environment in line with paragraph 174 of the National Planning Policy Framework and Position Statements D1 – D4 of the ‘The Environment Agency’s approach to groundwater protection’.

 

16. No development within any approved phase of development shall take place until a surface water drainage scheme for the site based on sustainable urban drainage principle and an assessment of the hydrological and hydrogeological context of the development has submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

Provide details of how run-off will be safely conveyed and attenuated during storms up to and including the 1 in 100 year critical storm event, with an allowance for climate change, from all hard surfaced areas within the development into the existing local drainage infrastructure and watercourse system without exceeding the run-off rate for the undeveloped site;

 

Provide attenuation details and discharge rates which shall be agreed with the Internal Drainage Board;

 

Provide details of the timetable for and any phasing of implementation for the drainage scheme; and

 

Provide details of how the scheme shall be maintained and managed over the lifetime of the development, including any arrangements for adoption by any public body or Statutory Undertaker and any other arrangements required to secure the operation of the drainage system throughout its lifetime.

 

The development shall be carried out in accordance with the approved drainage scheme and shall not be occupied until the approved scheme has been completed or provided on the site in accordance with the approved phasing. The approved scheme shall be retained and maintained in full in accordance with the approved details.

 

Reason: To ensure adequate drainage facilities are provided to serve the development in accordance with policy LP14 of the Central Lincolnshire Local Plan.

 

17. No development within any approved phase of development shall take place until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:

 

(i) the routeing and management of construction traffic;

 

(ii) the parking of vehicles of site operatives and visitors;

 

(iii) loading and unloading of plant and materials;

 

(iv) storage of plant and materials used in constructing the development;

 

(v) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

 

(vi) wheel cleaning facilities;

 

(vii) measures to control the emission of dust and dirt during construction;

 

(viii) details of noise reduction measures;

 

(ix) a scheme for recycling/disposing of waste resulting from demolition and construction works;

 

(x) the hours during which machinery may be operated, vehicles may enter and leave, and works may be carried out on the site;

 

(xi) Measures for the protection of any existing trees and hedgerows;

 

Reason: In the interests of amenity and in accordance with policy LP13 of the Central Lincolnshire Local Plan.

 

18. No development within any approved phase of development shall take place until a written scheme of archaeological investigation has been submitted to and approved in writing by the local planning authority. This scheme shall include the following

 

1. An assessment of significance and proposed mitigation strategy (i.e. preservation by record, preservation in situ or a mix of these elements).

 

2. A methodology and timetable of site investigation and recording.

 

3. Provision for site analysis.

 

4. Provision for publication and dissemination of analysis and records.

 

5. Provision for archive deposition.

 

6. Nomination of a competent person/organisation to undertake the work.

 

7. The scheme to be in accordance with the Lincolnshire Archaeological Handbook.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation and in accordance with the National Planning Policy Framework.

 

19. The local planning authority shall be notified in writing of the intention to commence the archaeological investigations in accordance with the approved written scheme referred to in condition 18 at least 14 days before the said commencement. No variation shall take place without prior written consent of the local planning authority.

 

Reason: In order to facilitate the appropriate monitoring arrangements and to ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework.

 

Conditions which apply or are to be observed during the course of the development:

 

20. The archaeological site work shall be undertaken only in full accordance with the written scheme required by condition 18. Following the archaeological site work a written report of the findings of the work shall be submitted to and approved in writing by the local planning authority within 3 months of the said site work being completed.

The report and any artefactual evidence recovered from the site shall be deposited within 6 months of the archaeological site work being completed in accordance with a methodology and in a location to be agreed in writing by the local planning authority.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework.

 

21. If during the course of development, contamination not previously identified is found to be present on the site, then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a method statement detailing how and when the contamination is to be dealt with has been submitted to and approved in writing by the Local Planning Authority. The contamination shall then be dealt with in accordance with the approved details.

 

Reason: In order to safeguard human health and the water environment and to accord with the National Planning Policy.

 

22. With the exception of the detail matters referred by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings:

 

210642_PLG_104E

 

210642_PLG_105 (elevations only)

 

210642_PLG_106

 

210642_PLG_107

 

210642_PLG_112

 

210642_PLG_110B

 

The works shall be in accordance with the details shown on the approved plans and in any other documents forming part of the application.

 

Reason: To ensure the development proceeds in accordance with the approved plans.

 

23. Each of the approved phases of development shall be carried out in strict accordance with the mitigation measures recommended within the Preliminary Ecological Appraisal Report reference ER-6084-01A dated 15/06/2022 by Brooks Ecological.

 

Reason: To safeguard wildlife in the interests of nature conservation in accordance with policy LP21 of the Central Lincolnshire Local Plan.

 

24. No development within any approved phase of development, other than to foundation levels, shall take place until details of a scheme for the disposal of foul sewage from the site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme and maintained thereafter.

 

Reason: To ensure adequate drainage facilities are provided in accordance with policy LP14 of the Central Lincolnshire Local Plan.

 

Conditions which apply or relate to matters which are to be observed following completion of the development:

 

25. The pedestrian route to the college and showground shown on plan 210642_PLG_104E shall remain open and accessible, without obstruction, at all times.

 

Reason: To allow permeability through the site for pedestrians and users of the Showground in accordance with policy LP13 of the Central Lincolnshire Local Plan.

 

 

Supporting documents: