Three crisp storage warehouses at Fairfields Farm, Wormingford, Colchester

What was proposed

Three B8 warehouses, each 20 metres by 40 metres, would store finished crisp products before dispatch and use the existing site access.

“The proposed development comprises three warehouses measuring 20m by 40m. The warehouses will be accessed via an existing track and access into the site located to the north of the site. The warehouses are to be finished in vertical composite sheeting and will have a pitched roof form. The central…”

“The proposed warehouse will provide a dedicated space for storing completed crisp products prior to dispatch.”

Officer report

The site and surroundings

The established farm lies outside the settlement boundary in the countryside, with rural surroundings and neighbouring properties to the east.

“Site Description and Context 3.1 The application site contains an established farm known as ‘Fairfields Farm’ which is located on Fordham Road within the parish of Wormingford. The site lies outside of the settlement boundaries and is thus situated within the countryside. The site is located to the north of the wider Fairfields Farm site, with access to the north from Fordham Road. The immediate surroundings are rural in character.”

“The site is not in the National Landscape or in a Conservation Area. There are no protected trees within or adjacent to the site and the site is in flood zone 1. There are no Listed Buildings whose setting could be affected by this proposed development.”

Officer report

Related applications and history

The three warehouse applications were submitted together alongside a retrospective storage application, following several approved agricultural and farm-related applications.

“These applications have also been submitted alongside the following application:”

“242490 09/12/2024 - Agricultural Determination Fairfields Farm, Fordham Road, Wormingford Colchester CO6 3AQ Application for prior notification of agricultural or forestry development - proposed Excavation and laying of hardstanding for storage of potato boxes and agricultural farm machinery Deemed Consent - 30/01/2025”

Officer report

Why officers recommended approval

Officers considered the rural business need demonstrated, the buildings appropriately integrated, and no unacceptable impacts identified on amenity, highways, drainage, heritage, ecology or flood risk.

“The applicant has advised that there are no suitable existing buildings within the site capable of meeting the identified storage requirements and that the proposed warehouse is necessary to support the continued growth of the existing business. Whilst there are employment areas within the locality, these are limited in scale and are not considered capable of accommodating a facility of the size and operational requirements proposed.”

“The proposal has been carefully assessed against all material planning considerations. It is considered that the warehouses are appropriately sited within an existing cluster of commercial and agricultural buildings and would not result in unacceptable harm to the character and appearance of the countryside. Subject to conditions, it is considered that no unacceptable impacts would arise in respect of…”

Officer report

Objections and concerns

The parish council and notified parties raised concerns about industrialisation, cumulative growth, HGV traffic, road safety, noise, pollution, landscape and residential amenity.

“DC0901MWeV11 • Existing congestion concerns - potential to exacerbate traffic issues on the A1124 and A12 junctions and other local routes. • Cumulative transport impacts - concerns when considered alongside existing business operations and other planned developments in the area. • Noise and residential amenity impacts - concerns regarding existing noise issues and the potential for further disturbance from expanded operations.”

“Industrialisation of rural site - development considered to be an industrial/logistics operation rather than agriculture. • Cumulative development concerns - applications viewed collectively as significant site expansion. • Concerns over incremental growth and future changes of use. • Lack of transparency - unclear long-term plans and future intentions for the site. • Insufficient justification for storage need - scale of warehousing considered excessive and unsupported.”

Officer report

Who spoke

An objector’s statement, the parish council, the applicant and a visiting councillor addressed the committee, presenting opposing views about traffic, rural growth and business needs.

Members’ discussion

Members considered the business connection, traffic increases, local roads, cumulative impacts, landscaping, operating controls and whether further transport evidence was needed.

“Members discussed the applications, acknowledging the success of Fairfield Farm as a local employer and business whilst expressing concerns regarding transport impacts. They discussed the relationship between the proposed warehouses and the wider Fairfield Farm operation.”

“It was noted that the additional traffic associated with the proposal needed to be considered in the context of existing traffic levels in the area and other nearby operations, with a Member drawing their attention to the cumulative impact of traffic generated by nearby businesses, including Colchester Skip Hire, which was authorised for around 300 HGV movements per day.”

Minutes

Approval conditions

Approval was subject to conditions and a legal agreement securing biodiversity net gain monitoring, alongside controls on materials, water, drainage, lighting, landscaping, noise and deliveries.

“APPROVAL of planning permissions subject to the signing of a legal agreement under Section 106 of the Town and Country Planning Act 1990, within 6 months from the date of the Committee meeting. In the event that the legal agreement is not signed within 6 months, to delegate authority to the Head of Service to refuse the application, or otherwise to be authorised to complete the agreement.”

“(a)a non-technical summary; (b)the roles and responsibilities of the people or organisation(s) delivering the (HMMP); (c)the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; (d)the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and (e)the monitoring…”

Officer report