Agenda item

Change of use from storage and distribution (ClassB8) to research and development (Class B1b) and light industrial (class B1c) use. Installation of new mezzanine floor.

Change of use from storage and distribution (Class B8) to research and development (Class B1b) and light industrial (class B1c) use. Installation of new mezzanine floor.

The Committee noted:

·         The supplementary report of the Head of Planning tabled at the meeting.

·         12 letters of objections received from 11 different addresses, which can be summarised as follows:

-       Proposal does not accord with local policy in terms of being an appropriate

change of use in the Green Belt.

-       Impact on residential amenity of neighbouring properties in Prince Consort Drive.

Kings Ride Park was categorised as warehousing to eliminate impacts on neighbouring properties.

-       Increase in noise.

-       Potential exposure of residents to harmful substances as the proposed occupant

of the site manufactures diagnostic test kits for poultry and pigs. This has the potential to generate airborne emissions which could be harmful to residents. The Council should assess the risks involved to ensure the protection of residents. [Officer note: the applicant has confirmed that the business comprises working with inactivated viruses and bacteria and that these products are used all over the world, also in the UK, and no specific precautions need to be taken when working with these materials. The control of specific operations falls outside of planning].

-       No details of refuse collection or drainage

-       The fire brigade should be consulted to assess the risk of smoke or fire

-       The mezzanine should be removed once the current occupier vacates.

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speakers Mr McDougall, representing Kings Ride Residents Association and Mr Martin the applicant.

It was RESOLVED that the application be approved subject to the following conditions:

01.  The development hereby permitted shall be begun before the expiration of three years from the date of this permission.                 

REASON:  To comply with Section 91 of the Town and Country Planning Act 1990.

02.  The development hereby permitted shall be carried out only in accordance with the following approved plans and documents received by the Local Planning Authority :

Site Plan (received 5 October 2015)

Initial Proposed Mezzanine, ref 1800.10 (received 26 October 2015)

REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03.  The number of employees working within Unit 5, Kings Ride Park, shall not exceed 40 at any one time.

REASON: In order to control the intensity of the use of the site in the interests of the rural character of the Green Belt, the amenities of local residents and to ensure that there is sufficient on-site parking in the interests of road safety.

[Relevant Plans and Policies: BFBLP EN25, GB4, M9]

04.  No construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 13:00 Saturday and not at all on Sundays and Bank Holidays.

Reason: To safeguard the amenities of the area and the occupiers of neighbouring properties

05.  The development hereby permitted shall not be begun until details of any plant and associated vents have been submitted to and approved in writing by the Local Planning Authority.  The noise emitted by the plant shall not cause the existing background level (as at the date of this permission) to increase whilst in operation.  The plant system shall be installed and operated in accordance with the approved scheme.

Reason: To ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers of their properties.