Flexible employment use at Twitty Grange, Danbury, Chelmsford

What was proposed

The application sought flexible permission for industrial, storage and distribution, and light industrial uses instead of a private retail members club.

“The application is to change the use of a building from a private retail members club which is sui generis, to a flexible use class of B2, B8 and E(g)(iii).”

“Use Class B8 is for the use as storage or as a distribution centre.”

Officer report

The site and surroundings

The site is an agricultural building in open countryside near Danbury, beside a protected lane and near two listed buildings and nearby homes.

“The site is located within open countryside in the Rural Area. It is approximately 300m northeast of the defined settlement of Danbury on the corner of Twitty Fee to the east and Hopping Jacks Lane to the north. It is surrounded by a 2m security fence and, to a large part, native hedgerow. It is accessed via a powered sliding gate from Twitty Fee.”

“Twitty Fee is a protected lane within the Rural Area. There are two Grade II listed buildings within the vicinity, 200m to the northeast is Brocks Farmhouse and 300m to the southeast Garlands Farmhouse. The closest neighbouring dwelling is 200m from the site.”

Officer report

Why officers recommended approval

Officers considered that the proposal would comply with local and neighbourhood plans without harming the rural area, heritage, neighbours or highway safety.

“No external changes are proposed to the building. The effect of the proposed uses would have no greater impact on the significance of the protected lane or the listed buildings than the previous commercial uses. Furthermore, the proposed uses would not adversely affect the intrinsic character and beauty of the Rural Area.”

“The proposed uses comply with the objectives of Chelmsford Local Plan and the Danbury Neighbourhood Plan taken as a whole and approval is recommended subject to conditions.”

Officer report

What consultees said

The highways authority found the proposal acceptable, while the parish council objected over traffic, rural character, pollution, operating hours and missing information.

“Public Health & Protection Services – no comments • Essex County Council Highways – the proposal is acceptable to the Highway Authority • Danbury Parish Council – object – summarised below: o Insufficient information regarding the intended use o Highway safety concerns o Detrimental effect on the intrinsic beauty and rural character of the area and protected lane in terms of operational use and external storage o Noise/light pollution impacting on the amenity of nearby…”

“In summary the local resident’s representation objects on the grounds of inaccuracies in the application form and Planning Statement, noting existing parking, nearby trees, and previous drainage and waste provisions not acknowledged. They refer to the planning history, including the Retail Members Club approval, where ECC Highways initially raised significant concerns about intensification and imposed detailed controls on parking, servicing and vehicle numbers.”

Officer report

Who spoke

A member of the public supported the application, while the local ward member raised concerns about the protected lane, shutters, lighting and the requested uses.

What members discussed

Officers said the lighting, shutters, traffic, distance from homes and proposed operating restrictions made the uses acceptable.

“- No shutter doors were currently fitted, or proposed as part of the application and it was acceptable to officers without the shutter doors. - The internal lighting was not viewed as harmful and conditions were proposed to restrict external lighting, it would be unusual for planning conditions to be placed on internal lighting.”

“The site was of a limited floor area, that would lead to lower traffic levels and was viewed as unlikely to be above what already takes place on the lane. Officers were also content that sufficient information on that topic had been provided.”

Minutes

The committee vote

The committee resolved to approve the application subject to the conditions set out in the report.

“RESOLVED that the application be approved subject to the conditions detailed in the report. (7.03pm to 7.28pm) 7.”

Minutes

The decision and conditions

Permission was granted with controls on lighting, parking, deliveries, operating hours, external storage and the approved employment uses.

“Condition 3 Prior to their installation details of any change of external lighting shall be submitted to and approved in writing by the local planning authority. The lighting shall then be installed in accordance with the approved details.”

“Condition 8 Prior to their installation, details of the facilities for the storage of refuse and recyclable materials shall be submitted to and approved in writing by the local planning authority. The development shall not be occupied until the facilities for the storage of refuse and recyclable materials have been provided in accordance with the approved details.”

Officer report