Report to be read in conjunction with the Decision Notice.
Application Ref:
3/2016/1206
Date Inspected:
18/01/2017
Officer:
AB
DELEGATED ITEM FILE REPORT:
APPROVAL
Development Description:
Proposed children’s nursery with associated car
parking and landscaping.
Site Address/Location:
Land at Barrow Brook Enterprise Park North Road
Barrow BB7 9WD
CONSULTATIONS:
Parish/Town Council
Barrow Parish Council has considered this application and welcomes the creation of extra
employment in the village. The Parish Council has no objections to the plans in principle but
would like the following comments to be considered:
1. The application shows a total of 24 full time staff / 16 part time staff but only includes 20
parking spaces. This does not provide sufficient parking spaces for staff, parents and visitors
and could lead to inconsiderate parking in nearby areas and possibly traffic congestion. The
application states that 30 car parking spaces could be provided and this should be
recommended.
2. The proposal will increase traffic exiting and entering the A59 via Holm Road. There are
already significant delays at peak times for motorists on Holm Road and there have been
several near-miss accidents as motorists take risks to speed up their journey. There should
be a s106 requirement to improve safety at this junction, perhaps with part-time traffic lights
and a pedestrian crossing.
3. The Parish Council is concerned how surface water drainage and sewage discharge will
be dealt with as the appropriate documents are not included online. This area of Barrow has
experienced flooding in recent years and any additional building work must be carefully
planned to minimise the flood risks. United Utilities should be fully consulted. With regard to
surface water discharge, the application indicates the possible use of rainwater harvesting
and underground storage tanks and this should be recommended, along with any
alternatives which do not increase pressure on existing systems, for example permeable
parking surfaces. However, if the holding tanks located beneath the Printworks car park are
to be considered, the Parish Council recommends a thorough review of their effectiveness
as they are now over 15 years old and did not cope with flooding in December 2015. The
drainage through Barrow Brook has increased significantly since the Bloor Homes estate
was built and additional pressure from all of the proposed developments on Barrow
Enterprise Park should be considered.
It appears that the sewage discharge will run through pipes via the Barrow Brook Estate
and then connect to the Victorian mains combined surface water/sewage pipe running along
Whalley Road. This system is very old and has been put under extreme pressure with the
recent growth in Barrow. During December 2015, Whalley Road was flooded and
this caused the pipes to backlog, water came through road gullies and manhole
covers and caused the sewage holding tank at the rear of Catlow Terrace to leak, causing
distress, sewage and flooding issues for some village residents. It is the view of the Parish
Council that this system needs to be assessed before any additional sewage systems are
added.
CONSULTATIONS:
Highways/Water Authority/Other Bodies
LCC Highways:
No objections.
Lead Local Flood Authority:
No comments.
United Utilities:
None received.
CONSULTATIONS:
Additional Representations.
One letter of objection has been received relating to the following:
Proposal represents move away from original proposal at Barrow Enterprise Park
which was for clean office development
RELEVANT POLICIES:
Ribble Valley Core Strategy:
Key Statement DS1 – Development Strategy
Key Statement DS2 – Sustainable Development
Key Statement EN2 – Landscape
Key Statement EN4 – Biodiversity and Geodiversity
Key Statement EC1 – Business and Employment Development
Key Statement EC2 – Development of retail, shops and community facilities and services
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
Policy DMG3 – Transport and Mobility
Policy DME1 – Protecting Trees and Woodlands
Policy DME2 – Landscape and Townscape Protection
Policy DME3 – Site and Species Protection and Conservation
Policy DME6 – Water Management
Policy DMB1 – Supporting Business Growth and the Local Economy
National Planning Policy Framework
RELEVANT PLANNING HISTORY:
3/2016/0848 - Proposed erection of two drive-through restaurant units and two food units
with associated car parking and landscaping works. Approved
3/2014/0179 - Construction of B8 self-storage unit with B1 office accommodation, associated
car parking and landscaping. Approved
ASSESSMENT OF PROPOSED DEVELOPMENT:
Proposed Development for which consent is sought:
Consent is sought for the erection of a children’s nursery with associated car parking and
landscaping at land at Barrow Brook Enterprise Park, North Road, Barrow. The site
comprises around 0.28 hectares of undeveloped grassland located to the west of the Co-op
food store and petrol station and to the east of the Total Foods Ltd. building. The land is
bound to the north by post and rail fencing and on land immediately to the south planning
permission has recently been granted for the development of two drive through restaurants
and two food units, along with the provision of car parking and associated landscaping.
In 2014 planning permission was granted at the site, and the land immediately to the south,
to erect a self-storage warehouse with ancillary office space. This permission is still extant
but has not been implemented.
Full planning permission is sought for the erection of a children’s nursery. The nursery would
accommodate up to 110-120 children in various age groupings and it is expected that up to
the equivalent of 32 full-time jobs would be created. Proposed opening hours are 6.30am to
18.30pm Monday to Friday and 9.00am to 16.30pm Saturday. The nursery building would be
located on the northern section of the site with parking and access to the south. Landscaping
would be provided around the building. The building itself would be single storey in height
with a maximum height of 4.2m above ground level and would have metal clad walls with
aluminium framed windows and doors. The building would have a flat roof with glazing below
the eaves to give the impression of a floating roof. The nursery would have large glazed
opening on all elevations and three playrooms and reception at ground floor and a basement
measuring 13.2m x 7.2m would provide staff facilities including kitchen and laundry room.
Landscaping for the scheme includes a 1.8m fence around the majority of the site, with 1.8m
high railings adjacent to the car park. The existing oak tree in the south east section of the
site would be retained and additional planting would be provided around the site. There are
three separate play areas proposed to the north and west of the building and these would be
surfaced with paving, rubber mulch and amenity grass along with sensory planting.
Access to the site would be from the new road to the south which would also serve the food
and drive through restaurants located to the south of the site. 20no. parking spaces would be
provided to the south (front) of the nursery building.
Observations/Consideration of Matters Raised/Conclusion:
The main considerations in determining this application are the principle of the development,
the design and visual appearance of the proposals, the impact of the development on the
amenity of the area, the ecological impact of the proposals and its effect on highway safety.
Each of these considerations are discussed below.
Principle of Development
The Ribble Valley Core Strategy highlights the limited number of employment opportunities
available in the Borough, which results in a high level of daily out commuting to access
employment opportunities. Key Statement EC1 ‘Business and Employment Development’
directs employment development towards the main settlements of Clitheroe, Whalley and
Longridge as preferred locations to accommodate growth together with, amongst others,
land at Barrow Brook Enterprise Site. The Barrow Brook Enterprise Park comprises a mix of
land uses including residential, commercial, office and industrial. The site is well located for
employment purposes, adjacent to the A59, and there is a clear evidence base which was
used in the formulation of the Core Strategy in identifying the importance of the Barrow
Brook Enterprise Site as part of the Borough’s employment land strategy which sought to
encourage employment within the business and general industrial categories.
Whilst the application does propose development in an employment site that is principally,
though not exclusively, linked to B1 to B8 uses, it can also be considered that the use could
be complementary to other uses already present in the locality. A key observation is that the
proposed use is employment generating and would create a number of local employment
opportunities, and therefore this proposal supports the underlying strategic approach within
the Core Strategy. The equivalent of 32 full-time jobs are expected to be created and it is
noted that despite an extant consent and being earmarked for employment use by the
Council the land remains undeveloped.
The Barrow Brook Business Village/Barrow Enterprise Site is identified as the Council’s main
strategic employment area within the adopted Core Strategy. Key Statements DS1, DS2 and
EC1 of the Core Strategy confirms that this site is the Borough’s principle strategic location
for employment and clarifies the commitment that the Authority has in encouraging
employment generating businesses on this site. In view of the above, it is considered that
the principle of the development is acceptable in this location. The proposal would comply
with the aims of Policy DMB1 by supporting the local economy and would not result in a
significant loss of employment land to the extent that it would prove harmful to the borough’s
strategic employment land requirement nor would it unduly prohibit the use of the wider
employment site for its intended purpose.
Design and Appearance
Barrow Brook Enterprise Site is characterised by a mix of uses and buildings in a variety of
designs. The proposed nursery building would have a high-quality contemporary design. It
would be single storey in height and would relate well to the scale and height of existing and
proposed buildings in the immediate locality including the Co-op store and garage,
Mcdonald’s restaurant and the recently approved food and drive through restaurants. The
proposed external materials would also compliment those used in the construction of
buildings adjacent to the site. The landscaping scheme includes boundary tree planting and
ornamental hedging. Amenity grassland areas would be retained as part of the three outdoor
play areas which would each serve a different age group with different external
accommodation and access. The proposed landscaping would contribute significantly to the
appearance of the development site and the immediate area and it is considered that the
proposals would comply generally with Policy DMG1 of the Core Strategy. However, no
boundary treatment is indicated along the front of the site to delineate public and private
space and some means of enclosure would be expected. Should consent be granted, the
applicant would be required to submit a revised landscaping scheme.
Impact on Residential Amenity
The nearest residential properties to the development site are located on Hey Road around
120m south-east. It is not considered that noise from the outdoor play areas would have an
adverse impact on the residential amenities of the occupants of these dwellings. The
landscaping at the site periphery would also serve to soften any noise emanating from the
site. Existing and proposed commercial land uses adjoining the site are not noise sensitive
and it is not considered that the nursery would have any adverse impact on adjacent
businesses.
Other Issues for Consideration
A noise assessment has been undertaken to determine whether noise levels at the site are
acceptable for the proposed use. There are upper noise limits for nursery school rooms and
the noise assessment is submitted in order to provide evidence that the noise levels
internally would be acceptable. The noise assessment summarises that noise levels are
dominated by traffic on the A59 but were not particularly high and the predicted noise within
the playrooms is expected to be well within recommended limits. The Council’s EHO has
confirmed that the proposal raises no noise issues.
An ecological survey and impact assessment have been conducted at the site. There is
minimal semi-natural vegetation of significant importance on or close to the site boundaries
nor is there any suitable habitat for protected or important species although there is one oak
tree to the east that has moderate potential for roosting by bats. The land is therefore of
limited ecological importance and there would be no negative ecological impact arising from
the development of the site.
The single mature common oak (T1) is proposed to be retained in the context of the
development. A footpath would encroach within the root protection area of the tree and as
such it is proposed that the footpath is to be constructed on existing ground levels, without
excavation, using a cellular root protection system to reduce soil compaction and distribute
weight to ensure there is no harm to the tree roots. A hedgerow along the northern site
boundary would also be retained and spaces in the hedge infilled with an appropriate native
mix. The Council’s Countryside Officer has raised no objection to the proposals subject to
compliance with the recommendations contained in the Arboricultural Impact Assessment
dated December 2016 and submission of a Method Statement for the installation of the
Cellweb root protection system.
With regards surface water drainage, the planning application is supported by a flood risk
assessment (FRA) and drainage strategy. The site is within Flood Zone 1 and flooding is not
considered to be an issue subject to a satisfactory surface water drainage system. The
outline proposal is to drain the site into the mains sewer via a cellular storage tank to hold
excess water after rain and allow controlled discharge. Subject to consent being granted,
detailed design of the system would be required to be submitted to the LPA prior to
commencement of development. Barrow Parish Council raise concerns relating to the
drainage of the site. Whilst the Lead Local Flood Authority have been consulted they have
not objected to the development proposals. Should consent be granted, conditions would be
attached requiring the submission of an appropriate surface water drainage scheme. In the
event of surface water draining to the public surface water sewer, the pass forward flow rate
to the public sewer must be restricted to 5 l/s.
Regarding highway safety, Barrow Parish Council has raised concerns regarding the
increase in traffic exiting and entering the A59 via Holm Road as a result of the
development. These concerns are not shared by the County Surveyor who has raised no
issues regarding highway capacity. The County Surveyor has raised no objection to parking
provision within the site, however; he has insisted on the provision of a 2m wide footpath
along the site frontage. The footpath would provide a better pedestrian link through the site
in accordance with the Council’s Policy DMG3 which attaches considerable weight to the
availability of infrastructure to serve those moving to and from the development making
particular reference to provision made for access by pedestrians, cyclists and those with
reduced mobility. NPPF paragraph 69 also states that decisions should aim to “provide safe
and accessible developments, containing clear and legible pedestrian routes”. Amended
plans have been submitted to satisfy this requirement and therefore the proposed
development is considered acceptable in terms of highway safety.
Conclusion
The proposed development would comply with the Council’s wider strategic objectives and
Core Strategy Policy DMB1 by supporting the local economy. Whilst it is noted that Barrow
Enterprise Site is a strategic site linked to B1 to B8 uses it is considered that the loss of ‘B
Use Class’ employment land as a result of the development would not prove harmful to the
borough’s strategic employment land requirement and would result in the provision of an
alternative employment generating use. The proposals would not result in unacceptable
harm to the amenity of the area and it is recommended that the application be approved.
RECOMMENDATION:
That planning consent be approved.