PLANNING COMMITTEE 2nd October 2008

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1 Reference: 08/00858/TTG OUT Date Received: Ward: Aveley And Uplands Site: Ponds Farm Purfleet Road Aveley Proposal: Outline planning application for the redevelopment of the site for employment use totalling 38,686sqm with means of access and quantum of development to be approved. All other matters to be reserved. Plan Number Local Planning Authority Received Applicant: Colonnade Land LLP DESCRIPTION This application is to be determined by the Thurrock Thames Gateway Development Corporation (TTGDC). The purpose of this report is to provide a recommendation for a consultation response on the application to the corporation. The Thurrock Development Corporation (Planning Functions) Order 2005 defines the role of the Local Planning Authority as being with the TTGDC in relation to certain kinds of development. This application falls to the TTGDC to determine because the development includes the provision of more than 2,500m² floorspace for all of the following use classes: B1 (business), B2 (General industrial), B8 (storage and distribution), is development on land allocated as Green Belt and is a development which occupies more than 1 hectare of land (under Article 3, 1 (b) (vi), (vii), (viii) and (k), (i), (d) of the Order). SITE DESCRIPTION: The site comprises 8.04 hectares of fallow land and is roughly triangular-shaped. The site is bordered by the A13 to the immediate northeast which lies within a cutting, the A1306 Arterial Road to the immediate west and Purfleet Road to the immediate south and southeast. Situated adjacent on the corner of Purfleet Road with the A1306 is the Tunnel Garage. DESCRIPTION OF PROPOSAL: This application seeks outline planning permission for the development of the site for employment use totalling 38,686sqm with means of access and quantum of development to be approved. All other matters to be reserved. The application proposes the diversion of Purfeet Road to the northern side of the Tunnel garage to a new junction with the A1306. The uses proposed on site would break down as follows:

2 B2 (General Industrial): B8 (Storage and Distribution): B1(c) (Light Industrial): B1(a) (Office, other than A2): (Sui Generis) Car Showroom: Total Floor area proposed: 17,318.5m² 13,939.5m² m² 1,393.5m² 2,322.6m² 38,686.3m² RELEVANT HISTORY: The majority of the site was a formerly used as domestic landfill, before being used for agricultural purposes. The most relevant history includes: 81/00649/FUL - Storage of touring caravans (mainly during winter months). Refused 63/00437/FUL - Detached Bungalow (Detailed Plans as required by outline permission ES/THU/455/59) - Land adj Easter Farm. Approved 59/00455/FUL - Agricultural buildings and Farm workers dwellings. Approved 55/00152/FUL - Use of land for erection of dwellinghouses. Refused. Appealed - Dismissed 54/00345/FUL - Use of Buildings in connection with timber and firewood business. Refused CONSULTATIONS: PUBLICITY: The application has been advertised by way of individual neighbour letters. Public site notices have been displayed and a notice placed in the local newspaper. At the time of writing this report no letters of representation had been received, as the consultation period had not expired. Members are advised to check for additional letters of representation in the Letters Book. NEIGHBOURS: 4 letters of objection have been received, from residents living on Purfleet Road, at the time of writing the report. The objections raised are as follows: - Proposal would lead to a loss of amenity and outlook;

3 - Proposal would lead to loss of light into living area windows fronting properties on Purfleet Road; - Proposal would be building on Green Belt land for industrial purposes; - Proposal would lead to serious highway and traffic concerns; - The area does not need more warehouses there are already many on A1306; - Proposal would lead to nuisance and disturbance with warehouses and industry operating at all hours. - Proposal would devalue properties in the immediate area. This last issues, the market value of property, is not considered a directly material planning concern. THURROCK COUNCIL STRATEGIC ENVIRONMENTAL PLANNING (TREES AND LANDS): comments awaited. THURROCK COUNCIL STRATEGIC PLANNING & TRANSPORTATION: comments awaited. THURROCK COUNCIL STRATEGIC PLANNING & TRANSPORTATION (FOOTPATHS): There are no definitive public rights of way affected by this proposal, therefore, no objections. THURROCK COUNCIL STRATEGIC PLANNING: comments awaited. ENVIRONMENTAL HEALTH: comments awaited. HIGHWAYS AGENCY: comments awaited. ENVIRONMENT AGENCY: comments awaited. THAMES WATER: Falls outside Thames Water s area, therefore it has no comments to make. APPRAISAL ESSEX & SUFFOLK WATER: comments awaited. ANGLIAN WATER: comments awaited. EDF ENERGY: comments awaited. This application seeks outline planning permission for the redevelopment of the site for employment use totalling 38,686sqm with means of access and quantum of development to be approved. All other matters to be reserved.

4 POLICIES: The site is identified as land falling within the Green Belt under the following policy in the Thurrock Borough Local Plan: GB1 The Green Belt in Thurrock Other policies from the Council s Adopted Local Plan relevant to the application are: - Policy GB2 design considerations in the Green Belt. - Policy BE1 - requires a high standard of design that is properly integrated in to its locality. The policy also requires new development to include safe access for pedestrians and vehicles. - LN2 - Landscape Improvement Area - Policy BE4 - requires provision for landscaping. - BE10 Infrastructure. - BE26 Development of Contaminated Land. - LN12 Nature Conservation - E5 Development Outside Designated Industrial and commercial Areas Thurrock Council s emerging Local Development Framework proposes no change to the Green Belt land classification. Government statements of planning policy including Planning Policy Statements and Guidance Notes (PPS s and PPG s) are material considerations that must be taken into account in determining planning applications. Consideration is therefore given to the following: - Planning Policy Guidance 2: Green Belts - Planning Policy Statement 1: Planning for sustainable development - Planning Policy Guidance Note 13: Transport EVALUATION: At the time of writing this report it had not been possible to carry out a full appraisal of the application. A full assessment will be given in a Supplemental Report. RECOMMENDATION Background Documents. File number available from Development Control, Thurrock Council, Civic Offices, New Road, Grays, Essex, RM17 6SL

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