Industrial and logistics park at Former Grearshill Farm and land surrounding, Harker, Carlisle

What was proposed

The hybrid scheme sought full permission for industrial and logistics units on Plot 3000, with outline permission for further employment and roadside services.

“This is a hybrid application (i.e. part full and part outline) seeking permission for (in full) the erection of industrial/ workshop/trade counter and logistics units (Use Classes B2/B8/ E(g)) (Plot 3000) ,together with site accesses, service roads footways and cycle routes, development platforms, drainage lagoons and associated service infrastructure and landscaping , and, (in outline) the erection of B2/B8/ E(g) industrial and logistics units (Plots 1000 & 2000) and…”

“- Industrial / warehousing units – Plots 3100, 3200 and 3,300 ranging in size from 3585m² to 6698m² - The units would be for occupation within Use Classes E(g)/B2/B8) - Three-arm site Access Roundabout and Priority Junction Access from the A7. - New off-site cycle route from site access roundabout to M6 junction.”

Officer report

The site and surroundings

The site covers more than 48 hectares at the former farm, beside the M6 and A7, near listed buildings and a planned 300-home development.

“The application site primarily comprises the former Grearshill Farm, referred to by the applicants as Harker View. It covers over 48 hectares and is situated north-west of Junction 44 of the M6 Motorway, just north of the Carlisle urban area. It is bordered to the south and west by the M6. To the east, the site is bounded by the A7, a major route heading north from the motorway towards Harker, and continuing into Scotland via Hawick, Selkirk, and Edinburgh.”

“It was last operated as a mixed agricultural unit, managed from the modern bungalow and semi- derelict farm buildings. The former Carlisle City Council landholding includes two large fields adjoining Grearshill Farm, as well as a triangular wooded copse on elevated ground, locally known as Grearshill Wood.”

Officer report

Planning history

There was no relevant recent history for the site, although earlier farm permissions and an adjoining 300-home development were identified.

“There is no relevant recent planning history associated with the application site. However, prior to 1974, planning permission was granted for the construction of a new farmhouse at Grearshill Farm (Ref: BA1665), followed by an extension to the farm bungalow (Ref: BA4253), both located within the current application site boundary.”

“Outline Planning application (15/0812) and Reserved Matters Application (21/0194) for the erection of up to 300 dwellings, including associated open space and infrastructure. This development is located on the site of the former MOD Maintenance Unit on Low Harker Road, immediately adjoining the north-western boundary of the current application site.”

Officer report

Consultation responses

Highways and several environmental bodies raised no objections subject to conditions, while parish councils and a heritage group objected on planning and heritage grounds.

“Highways & Lead Local Flood Authority: No objection, subject to the imposition of conditions and planning obligations.”

“Highways England: No objection subject to the imposition of conditions to ensure that the development is commenced in complete accordance with the submitted details; and a Construction Traffic Management Plan is submitted and approved prior to the commencement of development.”

Officer report

What people said

The consultation received 80 representations: 25 supporting, 50 objecting, four general comments and one supporting petition.

“This application has been advertised by means of a press notice, a site notice, and direct notification to the occupiers of 246 premises and properties. During the consultation period, a total of 80 representations were received, comprising 4 general comments, 25 letters of support, 50 objections, and 1 petition in support.”

“The support comments received are summarised below: • This will bring significant benefits to local area • This will be very good for the future of Carlisle • This development will creates lots of jobs that boost local economy • Support the development but needs to look at how to manage traffic as A7 is very busy • Support this development because all the new house going up in Carlisle, we need good jobs as well and this will be a good thing for Carlisle • Excellent…”

Officer report

Who spoke

Two objectors, a parish councillor, a ward councillor and the agent addressed the committee.

Members’ discussion

Members discussed traffic at Junction 44, possible future road changes and the scheme’s economic benefits; officers confirmed the transport impacts had been addressed.

“The Senior Lawyer clarified that as stated, discussions had taken place with National Highways and that they were aware of the priority of de-trunking of the A69, as confirmed by Members, and that National Highways were also aware of the southern link road.”

“Members asked for reassurance that J44 would not be severely impacted with the increase in traffic, however they could see the economic benefits of the application.”

Minutes

The committee vote

A motion to accept the officer recommendation was seconded and approved by seven votes to one, with no abstentions.

“Following further consideration of the application a Member moved to accept the Officer’s recommendation. This was seconded.”

“A vote was taken: 7 voted in favour, 1 against, 0 abstentions…”

Minutes

The decision

Permission was granted subject to conditions, delegated authority and financial contributions for cycleways, junction works, travel-plan monitoring and a speed-limit order.

“RESOLVED – That the application be approved subject to the conditions set out below, with delegated authority be given to the Service Manager for Development and Implementation to add to and/or make any amendments to the conditions as considered appropriate, and to agree the final terms and conditions of the S106 agreement which detailed above are proposed as:”

“£49,300 towards the provision of cycleways and associated works from junction 44 into Carlisle, payable prior to commencement of development; • £94,409.09 towards the completion of the signalisation of the Parkhouse Roundabout, payable prior to commencement of development; • £11,880 to be apportioned on a per-unit basis towards Travel Plan Monitoring, payable prior to the occupation of each relevant unit; • £6,500 to fund a Traffic Regulation Order (TRO) for the speed…”

Minutes