Vehicle inspection centre at Unit 48-51 Thornhill Industrial Estate, South Marston, Swindon

What was proposed

The application proposed a vehicle pre-delivery inspection centre, additional parking and demolition of one building.

“Proposal: Change of use to vehicle pre-delivery inspection centre (sui generis), creation of additional car parking and demolition of 1 no. building.”

Officer report

The site and surroundings

The site is part of an industrial estate beside existing and planned residential areas, with two buildings, hardstanding and established boundary landscaping.

“To the immediate west of the Thornhill Industrial Estate is the Keypoint industrial area. Keypoint is part of a wider Key Employment Area designated under SBLP Policy EC2; this designation does not include the Thornhill Industrial Estate. To the immediate east of the Thornhill Industrial Estate is the South Marston Rural Settlement, with residential development adjoining the common boundary.”

“The application site itself is in the south-west corner of the wider Thornhill Industrial Estate. The site supports two existing warehouse/factory/office style buildings and areas of mainly hardstanding, some now overgrown following a period of vacancy. According to the Design & Access Statement with the application, the last use of the site was by a company specialising in the cleaning/sterilising of medical equipment.”

Officer report

Planning history

Earlier housing applications nearby were withdrawn, lapsed or under consideration, while adjacent land has outline permission for major residential development.

“Land to the north of the Thornhill Industrial Estate (the Crown Timber Site) was the subject of planning application S/OUT/14/2058 for 47 dwellings, etc.; this application was granted planning permission in May 2018 but has now lapsed. A further application S/OUT/24/0128 for 57 dwellings, etc., is currently under consideration.”

“Land to the south and east of the application site forms part of the New Eastern Villages designation. It benefits from outline planning permission S/OUT/13/1555 for 2,380 dwellings and related development, granted August 2021. A reserved matters application – S/RES/25/1389 – for that part of the outline site immediately adjacent to the application site is currently under consideration.”

Officer report

What officers recommended

Officers recommended approval because the proposal would provide employment at an established site, suit nearby homes and had no technical objections.

“The proposal complies with SBLP Policy EC1 in that it would involve investment at an established employment site. Although the SBLP sees the site as a potential residential opportunity, this does not override its continued use for employment purposes. The proposed use itself – vehicle preparation – is appropriate in a situation which is close to existing and future new residential development.”

“That the Corporate Director of Inclusive Economy & Sustainability be authorised to GRANT full planning permission subject to the conditions set out at the end of the report.”

Officer report

Consultation responses

Highways raised no objection after further information, while other consultees’ concerns were addressed through officers’ assessment and proposed conditions.

“Swindon Borough Council Local Highway Authority (LHA): Initial holding objection addressed by additional supporting information and layout plan. So, no objection subject to condition. Final response –”

“Swindon Borough Council Environmental Health Officer: No objection subject to condition requiring Construction Environmental Management Plan (CEMP). Noise Assessment may be necessary to consider operational noise; again, condition recommended. [Planning Officer comment: Proposed use is not likely to be a ‘noise generator’. Works to vehicles would be limited and carried out inside the building in any event.”

Officer report

Objections and support

The parish council objected over housing policy, traffic, future homes, noise and technical information, while no neighbour responses were received.

“Policy objections – • SMPC objects to this application as it cuts across the Neighbourhood Plan’s goal of converting this site into residential housing to reduce HGV traffic on village roads. It is therefore not in keeping with the long-term vision for South Marston either in the ‘made’ Neighbourhood Plan, or the priorities under Policy RA3 in the current Local Plan which highlights the need for taking due account of traffic on existing village roads.”

“Site context objections – • As a result of the 2021 outline permission for the South Marston village expansion, the parcel bordering the southern boundary of the site is in the later stages of Reserved Matters approval. The impending revised application for housing on the Bloor Homes R1 & R2 development (S/RES/25/1389) will show two potential residential connections on its northern boundary, in anticipation of such residential conversion.”

Officer report

Who spoke

Councillor Matthew Vallender spoke as ward councillor and Alan King spoke in support of the application.

The committee’s debate

Members discussed whether future housing expectations outweighed continued industrial use, the proposed jobs and the use of existing drainage.

“The responses provided by officers to questions raised as part of the Members only discussion can be broadly summarised as follows: • Whether the objection, based on an expectation of housing land, could override the existing industrial use, especially as the proposed use was less onerous than the original B2. • That economics might eventually lead to the site being used for housing but that the current industrial use was not an issue for refusal. • The creation of 21 jobs.”

Minutes

The vote

Councillor Neil Hopkins proposed approval, Councillor Simon Shelley seconded it, and all councillors supported the proposal.

“Councillor Neil Hopkins proposed that planning permission be granted, subject to the conditions set out in the Case Officer’s report. Councillor Simon Shelley seconded the proposal. All Councillors were in favour of the proposal.”

Minutes

The decision

The committee authorised full planning permission subject to the conditions in the case officer’s report.

“Resolved – That the Corporate Director of Inclusive Economy & Sustainability be authorised to grant full planning permission subject to the conditions set out in the Case Officer’s report.”

Minutes