Agenda item

The Committee gave consideration to the final application on the agenda, application number 147744, seeking the expansion of existing business premises to provide a new car park, and pallet production building, at Beehive Business Park, Church Lane, Rand. The Officer introduced the application and

provided an update regarding page 128 on the report pack, which referenced the door of workshop one. It was clarified that the door would serve a storage area only and would not be in operational use, thus there was no need for it to be conditioned as closed. No changes to the proposed conditions resulted from the update.

 

The Officer continued, showcasing the location and features of the proposed development using plans and photographs. The site plan was displayed, highlighting the existing workshop building to the west, the proposed extension to the south, and the proposed hard-standing lorry park area in the middle. It was noted that the proposed ground floor plan indicated a single-story development with a pallet sorting system. The Officer explained that a lighting scheme had been submitted with the application, and an indication of this was provided. Noise scenarios had also been submitted, the Officer stated, and outlined the expected noise differences between the existing site and the proposed site. The Officer concluded, stating that Lincolnshire County Council Highways had requested a specific section of Rand Lane to be widened as a planning condition.

 

The Chairman thanked the Officer for her presentation and stated that there was one registered speaker; Mr Waring, Applicant, who was invited to address the Committee.

 

Mr Waring explained that he was one of the owners of Pallinc as well as other local businesses based at Rand Farm Park. It was noted that their enterprises in Rand provided 300 jobs and contributed positively to the district. The application, the Applicant explained, was part of the journey to develop Pallinc as a sustainable, conscientious, and sympathetic business, acknowledging the sensitivity of the rural setting and environmental impact. Pallinc was identified as the largest company in the UK refurbishing wooden pallets entirely from recycled materials, with monthly pallet volumes exceeding 200,000 units since starting in 2015. After reviewing the Officer’s report, Mr Waring highlighted a willingness to work with the Council to address third-party comments, taking steps to recognise and mitigate material impacts. It was stated that there were no objections from statutory consultees and multiple comments in support of the application. Mr Waring welcomed the findings of the report, and the recommendation of approval was supported.

 

The Applicant sought to reassure the Committee and objectors regarding the efforts taken to address concerns of noise egress and traffic on Rand Lane. Mr Waring stated that their operations would not have an unacceptable impact on noise levels, and mitigation measures had been implemented, included modifying workbenches to absorb sound, retrofitting white noise sounders on forklifts, and renting alternative space on site for vehicle storage away from neighbours. It was added that the Council’s Environmental Protection team investigated noise levels at the existing site and found no measurable nuisance warranting further action.

 

The Applicant emphasised the importance of addressing traffic concerns through extensive technical work, which had demonstrated no unacceptable negative impact. The Driver and Vehicle Standards Agency (DVSA) and Vehicle and Operator Services Agency (VOSA) had approved the site, it was explained, for the operation of up to 20 Heavy Goods Vehicles (HGVs) and 65 trailers. However, it was noted that the proposition of condition eight, stipulating full responsibility for local road widening on a single operator, he believed was neither fair nor reasonable. Mr Waring added that planning permission would not permit the operation of additional vehicles beyond those already licensed, therefore, the anticipated increase in vehicle movements was a consequence of expanding operations due to the growth of their business, as well as the growth of other businesses on site. The Applicant continued, stating that the proposed development aimed to improve the flow into and out of the site, enhancing the impact on local roads.

 

Mr Waring continued, explaining that Rand Lane served multiple businesses and organisations, in addition to farm and residential traffic. The Applicant stated that Pallinc’s impact on road degradation was marginal, as their 20 HGVs represented fewer than half of the registered HGVs in Rand, with many of the other registered HGVs being heavier and more powerful vehicles. According to the Applicant, a further transport study had indicated sufficient passing places and visibility to accommodate the anticipated traffic, without the need for road widening, and without causing an unacceptable adverse impact. Mr Waring added that the Highways Authority previously recommended road widening on Rand Lane, including for another application, yet no condition was imposed by the Council at the time. The Applicant noted that the stretch of the lane in question offered limited opportunity for widening, requiring the removal of trees on the west side of the lane, which belonged to private property and therefore not under Council nor Applicant control. The Applicant concluded by stating that the current arrangement of multiple passing places on a single-track road was deemed sufficient, and the Committee was asked to consider the removal of condition eight if the application was granted.

 

Members expressed their support for the application, noting the significant growth of Rand from a small settlement to a major employment site for several businesses. Members of the Committee reiterated the Applicant’s concerns regarding condition eight, notably, that the Applicant would not have access to neighbouring properties in order to widen the road. Questions were raised about the Applicant’s sole responsibility to widen the road, despite the significant frequency of traffic from other road users. A proposal was made to grant planning permission as outlined in the Officer’s recommendation, however, with the amendment of removing condition eight.

 

The Officer added that there would be an increase in vehicle movements associated with the proposed development, totalling 268 per day, with 37 being HGVs. Members reiterated that the number of HGVs registered to the site would remain the same, and the Officer confirmed that the increase in vehicle movements would be due to business operations and additional employees.

 

The Committee expressed support for the application, emphasising that the expansion would create more jobs without increasing the number of lorries, and highlighted the importance of job creation in rural areas.

 

In response to a question about noise levels, the Officer confirmed that recent noise monitoring did not identify any statutory nuisance.

 

Having been proposed and seconded, with the amendment to remove condition eight noted, the Chairman took the vote, and it was agreed that planning permission be GRANTED subject to completion of a S106 agreement to secure biodiversity net gain, and the following conditions:

 

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

 

1. 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:

 

None.

 

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

 

2. The Biodiversity Gain Plan shall be prepared in accordance with the Statutory Biodiversity Metric received 11/09//2024 and prepared by Max Cheesman from Three Shire Ltd.

 

Reason: To ensure the development delivers a biodiversity net gain on site in accordance with Schedule 7A of the Town and Country Planning Act 1990 and Policy S61 of the Central Lincolnshire Local Plan.

 

3. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings and materials:

 

·       Location Plan: 0740-AM2-GP01 received 02/12/2024

·       Proposed Site Plan: 0740-AM2-PSP01 received 02/12/2024.

·       Proposed Site Plan - Enlarged: 0740-AM2-PSP02 received 02/12/2024.

·       Proposed Ground Floor Plan: 0740-AM2-PGF received 02/12/2024.

·       Proposed South and East Elevations: 0740-AM2-PE02 received 02/12/2024.

·       Proposed North and West Elevations: 0740-AM2-PE01 received 02/12/2024.

·       Proposed Roof Plan: 0740-AM2-PRP received 02/12/2024.

 

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

 

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and Policy S53 and S57 of the Central Lincolnshire Local Plan.

 

4. The development hereby approved must only be carried out in accordance with the recommendations set out in section 4.0 of the Preliminary Ecological Appraisal dated December 2023 completed by Three Shires Ltd.

 

Reason: To ensure the development proceeds in accordance with the approved management plan and to protect the habitats and wildlife on site to accord with the National Planning Policy Framework and S60 of the Central Lincolnshire Local Plan.

 

5. The development hereby permitted shall be carried out in full accordance with the details set out in the submitted Energy Statement received 02/12/2024, unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To ensure that the development takes place in accordance with the approved details and in accordance with the provisions of Policies S6 and S7 of the Central Lincolnshire Local Plan.

 

6. Prior to occupation of the building, a written verification statement shall be submitted to demonstrate that the approved scheme has been implemented in full, in accordance with the submitted Energy Statement received 02/12/2024, and approved in writing by the Local Planning Authority.

 

Reason: To ensure that the development takes place in accordance with the approved details and in accordance with the provisions of Policies S6 and S7 of the Central Lincolnshire Local Plan.

 

7. New hardstanding shall be constructed from a porous material or shall be demonstrably drained within the site in accordance with the surface water drainage scheme required under condition 9, and shall be retained as such thereafter.

 

Reason: To ensure appropriate drainage to accord with the National Planning Policy Framework and Policy S21 of the Central Lincolnshire Local Plan.

 

9. The permitted development shall be undertaken in accordance with a surface water drainage scheme which shall first have been approved in writing by the Local Planning Authority. The scheme shall:

 

·       be based on the results of evidenced groundwater levels and seasonal variations (e.g. via relevant groundwater records or on-site monitoring in wells, ideally over a 12-month period);

·       be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development;

·       provide flood exceedance routing for storm event greater than 1 in 100 year;

·       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 restricted to greenfield run off rates;

·       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.

·       No part of the development shall 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 that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, or upstream of, the permitted development, to accord with Policy S21 of the Central Lincolnshire Local Plan, and the provisions of the NPPF.

 

10. No operations associated with the new development as approved within this permission must occur until the car parking area identified on site plan 0740-AM2-PSP01 received 01/12/2024 has been fully completed and retained for that use thereafter.

 

Reason: To ensure safe access to the site and in the interests of highway safety to accord with Policy S47 and S49 of the Central Lincolnshire Local Plan, and the provisions of the National Planning Policy Framework.

 

11.The development hereby approved must only be carried out in accordance with the Lighting Scheme dated 20/01/2025 and the Lighting Specification dated 20/01/2025, and must be retained as such thereafter. No additional external lighting shall be provided within the site unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: To protect the amenity of the adjacent neighbour’s from undue light pollution to accord with the National Planning Policy Framework and local policy S53 of the Central Lincolnshire Local Plan 2023.

 

12.The development hereby approved must only be carried out in accordance with the roller shutter door specification as outlined on ‘Eurospeed Brochure’ received 02/12/2024, unless otherwise agreed in writing with the Local Planning Authority. The doors must be installed prior to operation of the proposed portal frame building in the locations shown on drawing ‘Proposed

Roller Shutter Door Locations’ received 02/12/2024, and must be retained as

such thereafter.

 

Reason: To protect the amenity of the adjacent neighbour’s from undue noise to accord with the National Planning Policy Framework and local policy S53 of the Central Lincolnshire Local Plan 2023.

 

13.The development hereby approved must only be carried out in accordance with the Noise Impact Assessment Technical Report 41357-R2 dated 08/11/2024 completed by soundsolution consultants.

 

Reason: To protect the amenity of the adjacent neighbour’s from undue noise to accord with the National Planning Policy Framework and local policy S53 of the Central Lincolnshire Local Plan 2023.

 

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

 

14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no oil tanks or gas tanks shall be placed within the curtilage of the building herby approved.

 

Reason: In the interests of energy efficiency to accord with policies S6 and S7 of the Central Lincolnshire Local Plan.

 

15. All pallets that are stacked within the red line boundary of the site as identified on Location Plan: 0740-AM2-GP01 received 02/12/2024 shall be stacked no higher than 5 metres from ground level.

 

Reason: In the interests of visual amenity to accord with Policy S53 of the Central Lincolnshire Local Plan, and the provisions of the National Planning Policy Framework.