Committee Date: 20/03/2014 Application Number: 2013/07749/PA Accepted: 04/03/2014 Application Type: Full Planning Target Date: 03/06/2014 Ward: Sparkbrook Small Heath Rail Sidings, Anderton Road, Small Heath, Birmingham, B11 1TG Change of use from storage yard (Use Class B8) to waste transfer station/ storage yard for inert material (Sui Generis), installation of two weighbridges, single storey demountable office building and erection of 3 metre high boundary wall adjacent to canal towpath Applicant: Agent: Recommendation Approve Subject To Conditions Lafarge Tarmac Granite House, Granite Way, Syston, Leicester, LE7 1PL David L Walker Limited Albion House, 89 Station Road, Eckington, Sheffield, S21 4FW 1. Proposal 1.1. Consent is sought for the change of use from storage yard (Use Class B8) to waste transfer station/ storage yard for inert materials (Sui Generis). In addition, the applicant seeks permission to install two weighbridges, single-storey demountable office building and erection of 3 metre high boundary wall adjacent to canal towpath. 1.2. The entire site is over 2 Hectares. It lies wholly within the established boundary of the Small Heath railway sidings. The proposed change of use would enable recycling operation to import raw materials (specifically asphalt road planings) and export the processed secondary aggregates by road and rail. The facility would operate a maximum throughput of 100,000 tonnes per annum, which would equate to 40 heavy good vehicle movements per day. The proposed use would operate 0700 to 1900 hours Monday to Friday and 0700 to 1400 hours on Saturdays. 1.3. The site would continue to be accessed from a private shared access road from Anderton Road. A one-way HGV system would operate internally within the site. The proposed internal layout would also comprise 50 metres long and 25 metres deep stockpiling bays allocated for unprocessed/ processed aggregates, crushing compound and contractors area. The plant/ machinery would comprise a mobile crusher, shovel loader and mobile screen. 1.4. The eastern part of the site would be utilised by a single-storey demountable structure and weighbridges. The proposed weighbridges would be pit mounted and located either side of the demountable structure at the site entrance/ exit to Anderton Road. Each of the weighbridges would measure 15 metres wide by 35 metres depth. The single-storey demountable structure provides office/ staff Page 1 of 10
facilities. The demountable structure would measures 3.4 metres wide, by 10.3 metres depth by 3.4 metres in height and be 35 sq metres in size. 1.5. There would be new 3 metre high concrete walls installed internally within the site to the front of existing palisade fencing adjacent to Grand Union Canal. There would be no change to any other boundaries that currently comprise 2 metre (approximate) high palisade fencing. 1.6. The proposal would create 4 additional full-time equivalent jobs at the site. 1.7. The proposal has been screened under the EIA regulations where it was concluded that by virtue of the permitted storage use, scale and location that the development does not constitute EIA development. 1.8. The supporting submission includes a planning statement, design and access statement, transport assessment, noise impact assessment, air quality assessment and flood risk assessment. Site Map Proposed Site Plan Elevation Plans - Demountable office structure Floor Plan - Demountable office structure 2. Site & Surroundings 2.1. The application site is a 2 hectares narrow strip of land that lies wholly within the established boundary of Small Heath railing siding site. The application site is currently used to store reclaimed asphalt road planings. The siding also form part of a large storage and distribution complex used by a range of industrial and commercial operators. The site is accessed on the southeast corner via a shared access road at the junction with Anderton Road. There is existing 2 metre high palisade fencing around the entire site. 2.2. The surrounding area is industrial in character; with the adjoining site to the north on the opposite side of the shared service road being used for vehicle repair and dismantling purposes beyond which lies a range of rail sidings and mainline rail tracks. The Grand Union canal runs to the south of the site beyond which is industrial and commercial premises fronting onto Montgomery Road. The closest residential properties are on White Road and Bolton Road, which are located in the region of 125 metres to the east and north of the site. Location Map Street View 3. Planning History 3.1. 05/05/1966 13466002 - Redevelopment and mechanisation of existing coal yard Approved 3.2. 09/09/1982 05570004 - Use of additional land as rail served car transhipment depot Approved subject to conditions Page 2 of 10
3.3. 13/01/2005-2004/05272/PA Installation of End of Life Vehicle (ELV) processing unit, shear machine, offices, canteen, decontamination unit, storage, vehicle circulation and car parking provision Refused on design, drainage and residential amenity grounds 4. Consultation/PP Responses 4.1. Press and site notices displayed. Adjoining residents, Resident Associations, Ward Councillors and Roger Godsiff MP consulted One response received from Councillor Kennedy, who on behalf of a constituent, enquired on whether there were any regeneration frameworks for the area to oppose the development. 4.2. Transportation Development Raised concerns regarding the likely conflict between heavy goods vehicles access with parked vehicles around shared access road adjacent to Anderton Road and the dilapidated nature of access road. No objections subject to a parking management plan and the adjacent shared access road to be hard surfaced with suitable materials, marked and remain clear of obstruction at all times. 4.3. Regulatory Services No objections subject to conditions to include hours/ days of operation and prior submission of dust management plan. 4.4. Severn Trent No objections subject to drainage condition 4.5. Environment Agency No objections. A separate bespoke Environmental Permit would be required with the user to apply directly to the Environment Agency. 4.6. City Ecologist No objections subject to lighting scheme details 4.7. Network Rail Comments Awaited 4.8. Canal and River Trust No objections subject to conditions to include drainage and details of proposed foundations for the retaining wall for stockpiling facility 4.9. West Midlands Fire Services No objections 5. Policy Context 5.1. NPPF (2012); Adopted UDP (2005); Draft Birmingham Development Plan (2013); Places for Living (2001); SPG The 45 Degree Code (2006); SPD Car Parking Guidelines (2012) 6. Planning Considerations 6.1. The main considerations in the determination of this application are: 6.2. Principle of use Historically, the application site has been used as a coal storage yard and the permitted use of the site is for storage purposes. The proposal is for a part change of use of the site to enable dismantling/ recycling operations to occur that would involve installation of weighbridges and various plant/ machinery to be used on site. The above site and the wider area remain undesignated within the adopted UDP and draft Birmingham Development Plan. There are no formal development frameworks/ policies/ documents for Montgomery Street or Anderton Road. The application site is situated adjacent to the railway sidings and mainline Page 3 of 10
rail tracks, with all adjoining uses being industrial. The proposed dismantling/ recycling operation on part of the site would enable an increased and more efficient use of the site and railway sidings for the transfer of secondary aggregates by road and rail. Consequently, I consider that the proposal is acceptable in principle as it would be appropriately located and would reduce the quantity of waste through sustainable transit modes such as dual rail/ road. Planning and Growth Strategy have raised no objections to the proposal. 6.3. Design and impact on visual amenity The proposal relates to the structure and plant/ machinery that would be used in connection with the proposed waste transfer station and storage use that would takes place at the site. The modified layout and position of the stockpile bays, demountable structure and plant/ machinery have been driven by the facilities operational considerations within the site. The applicant would provide substantial environmental improvements by installing various plant/ machinery and by containing all of the activities below the height of the boundary fencing/ wall. The proposed structure/ plant/ machinery would be in keeping with the industrial character of the area. The demountable structure (welfare facility) would be conditioned for a temporary period of four years. Consequently, I consider that the proposal would have minimal impact on the character and appearance of the site and overall visual amenity of the area. 6.4. No details have been provided for the proposed 3 metre high concrete boundary wall adjacent to the canal. I consider that it is reasonable to attach a condition to show the exact position, design, material etc. for the proposed boundary treatment. 6.5. Impact on trees, ecology, landscaping and canal corridor Currently, the hardsurfacing area covers a large section of the application site and is in poor condition. There are a few small trees to Anderton Road frontage and on the canal corridor, which are relatively young and small. My Tree Officer has raised no objections to their removal subject to a condition to seek replacement trees along the Anderton Road frontage. 6.6. With regards to ecology, new external lighting would be installed around the site. Currently, there is some external lighting already in operation at the site. The Supporting Statement confirms that all lighting will be downward-facing and suitably cowelled to prevent light spill into neighbouring properties. The City Ecologist has raised no objections subject to a condition to ensure that the design of new lighting and light spillage adjacent to the SLINC canal boundary is minimised. 6.7. The Canal and Rivers Trust have raised no objections subject to a condition requiring details of foundations to the proposed boundary details in order to protect the integrity of the waterway infrastructure. 6.8. Impact on flooding The application site is over 1 hectare and within flood zone 1. A flood risk assessment has been submitted and The Canal and Rivers Trust and Severn Trent Water have raised no objections subject to a drainage condition. No objections have been raised by the Environment Agency. 6.9. Impact on residential amenity Initially, Regulatory Services had raised concerns on noise and dust grounds. Further details were submitted and Regulatory Services have raised no objections subject to conditions. The nearest residential properties are situated over 125 metres at White Road to the west with an Industrial Estate located in-between the application site and residential dwellings. Consequently, I consider that subject to appropriate safeguarding conditions, dust measures, there is unlikely to be any adverse impact on residential occupiers. Page 4 of 10
6.10. With regards to dust management plan, it has been collectively agreed by Environment Agency and Regulatory Services that this condition is necessary for details to be provided to deal with this issue proactively in order to protect local amenity. 6.11. With regards to air quality, the Environment Agency has confirmed that the proposals would require an environmental permit. If planning permission is approved, the Environment Agency would make a detailed assessment of the potential environmental impacts from the proposed activities to include plant/ machinery when they receive an application for an environmental permit. 6.12. Impact on highway safety The proposed waste transfer station would only affect part of the site and would increase the use of rail/ road freight as mode of transport. The access arrangements from Anderton Road would remain the same. Transport Development have considered the Transport Assessment submitted and have concluded that the impact of the proposal on the wider network would be acceptable in principle. However, they have raised concerns about the increased likelihood for conflict between heavy goods vehicles access movements around parked vehicles at the shared service road access point, and the poor quality of the service road itself. It has been agreed with the applicant in order to address Transportation concerns that conditions be attached requiring for the entire site to include the service/access road to be suitably hardsurfaced and kept clear of obstruction at all times with a car park management scheme. Consequently, I consider that with the use of dual rail and road transit modes and access road improvements, the proposal is unlikely to compromise highway safety within the immediate vicinity of the site. 7. Conclusion 7.1. The proposed development complies with the objectives of the policy context as set out above, and is recommended for approval, subject to the attached conditions. 8. Recommendation 8.1. Approved subject to conditions 1 Requires the prior submission of hard and/or soft landscape details 2 Requires the prior submission of a dust management plan 3 Requires the prior submission of boundary treatment details 4 Limits the maximum storage height to 3 metres 5 Requires the replacement of any trees removed during construction on Anderton Road frontage. 6 Requires the prior submission of foundation details for the proposed boundary wall. 7 Requires the scheme to be in accordance with the listed approved plans 8 Requires the prior submission of a drainage scheme Page 5 of 10
9 Prevents the use from changing within the use class 10 Requires the prior submission of a parking management strategy 11 Requires the parking area to be laid out prior to use 12 Requires the prior submission of entry and exit sign details 13 Requires the prior submission of a lighting scheme 14 Requires the prior submission of a scheme to show how the building would be removed within a timescale 15 Limits the approval to 3 years (Full) Case Officer: Mohammed Akram Page 6 of 10
Photo(s) Figure 1: View from Anderton Road Page 7 of 10
Figure 2: Internal view of site Figure 3: Shared access Road Page 8 of 10
Location Plan This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No.100021326, 2010 Page 9 of 10
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