Agenda item

A report was presented on application for a change of use of unit 116 to a waste processing and storage facility including a new canopy, development of external tank farm (16 tanks), a proposed new building on unit 118, raising of roof height on unit 117 and relocation and consolidation of car parking spaces at units 116 to 118, Clydesdale Place, Moss Side Industrial Estate, Leyland.

The report included the views of South Ribble Borough Council, the Environment Agency, the Health & Safety Executive, the County Council's Highways Development Control, the Lead Local Flood Authority and details of representations received from a local business and landowner.

The Development Management Officer presented a PowerPoint presentation showing an aerial photograph of the site and the nearest residential properties. The Committee was also shown illustrations showing the proposed site layout plans and the proposed development, together with photographs of the site from various viewpoints.

The Officer reported orally that an additional representation had been received on behalf of two neighbouring businesses raising concerns in relation to changes to details set out in the applicant's transport statement.  The original transport statement made reference to the use of a business premises elsewhere on the industrial estate as a HGV holding area yet a supplementary information note that was prepared to address a number of traffic and transport related matters indicated that the off-site holding area was not intended as an integral component of the planning application, merely to provide further improvements to existing transport arrangements.  It was felt that this represented a material change to what was proposed and that the Highways Authority should be required to provide further comments. Furthermore, they felt that should the applicant not be prepared to provide the off-site holding area, then the application should be refused.

The Officer also reported that the further views of the County Council's Development Control Highways had been received. They commented that when the application was first considered, it was noted that the holding area/ layover facility for HGV’s arriving at the site as mentioned in the planning submission, was not included in the red edge of development.  When visiting the site in June no traffic congestion was witnessed.  They advised that the proposal provides additional parking and in accord with a condition of the previous planning variation, (obtained in May 2016) there is a requirement to have sufficient space within the site to enable HGVs to enter and exit the site in forward gear.  And in light of on-site observations they concluded that the proposed development is unlikely to have a severe impact on highway conditions.  The officer advised that the Highway Officers had since re-visited the site and had not observed any congestion, consequently, their opinion remains that irrespective of the off-site holding area not being available, there are no objections to the application

Sarah Dickman addressed the committee on behalf of the owners and occupiers of the two adjacent business units and objected to the application for the following summarised reasons:

·  The application does not comply with the Council's own Joint Minerals and Waste Core Strategy and local plan as the application site is not allocated for waste development.

·  The proposal is contrary to paragraph 7 of the NPPF in that it would not seek to minimise pollution and waste and would not reduce CO2.

·  The potential adverse impacts on residential amenity and on the adjacent catering business. These include the potential for the emission of pungent odours and traffic issues associated with large HGVs visiting the site. 

·  The proposal would affect the health and wellbeing of other business users and the residents of the proposed new housing development. It would be the wrong type of development in the wrong place.

·  The proposal would result in significant over development of the site.

·  No consideration has been given to the proximity of the new hazardous waste proposal in relation to the adjacent food processing and distribution firm – this must surely be an environmental health issue.

·  The proposal would have a negative impact on the business park and other businesses in the area. Weight must be given to the economic contribution these businesses make to employment in the area.

·  HGVs from the applicant's business currently cause traffic issues by queuing on the road. The applicant has now withdrawn the mitigation measures it had proposed to address this problem. This was a material change to the application and the application should be refused.

Officers responded to concerns raised by the Committee with regard to the traffic issues and the potential impact on the new housing development, following which it was:

Resolved: That, after first taking into consideration the environmental information, as defined in the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, planning permission be granted subject to the conditions set out in the report to the Committee.