Commercial buildings and link road at Integra 61 Phase 2 To The West Of Amazon UK Integra 61 West, Bowburn

What was proposed

The application sought outline approval for commercial buildings, ancillary offices, a link road, infrastructure, access, landscaping and related works.

“Proposal: Outline planning application for the erection of commercial buildings (B2 (General Industrial), B8 (Storage and Distribution)) with ancillary office floorspace, part new road linking the A688 to the A177 with associated infrastructure, access, landscaping and other related works (all matters reserved)”

Officer report

The site and surroundings

The site covered about 78 hectares of mainly agricultural land between railway lines, with watercourses, footpaths, countryside, industrial areas and nearby homes.

“Areas of High Landscape Value lie immediately west of this element of the site within which sits Hett Conservation Area, the designation providing a wider landscape buffer to the defined heritage asset. The site is undulating agricultural land, traditionally associated with Tursdale House Farm, which sits immediately west of the site, the farmhouse being a grade II listed building.”

“There are small areas of Flood Zones 2 and 3 within the site associated with these watercourses, with the latter defined as a ‘main river’ by the Environment Agency. There is a network of footpaths that surround and bisect the site: Cassop-cum- Quarrington (CCQ) footpaths no.36 to the north, and no.37 to the west being bridleways, footpaths CCQ nos.1, 3 and 35 run along and within the west boundary, footpaths CCQ nos.”

Officer report

Earlier development

Earlier approvals established Integra 61 Phase 1, later increased its industrial and storage floorspace, and enabled subsequent reserved matters and other applications.

“Integra 61 mixed use development phase 1 (DM/15/03912/OUT) was an outline application with all matters reserved except for some access details of roundabout and internal distributor road including consent and thresholds for: dwellings , a hotel, a residential care home, a solar farm, change of use of agricultural land to residential garden space, general industrial, storage and distribution, restricted goods retail, restaurant/café/takeaway, a public house, a children’s…”

Officer report

Consultation responses

Consultees generally raised no objection subject to conditions, while parish councils and residents raised concerns about traffic, landscape, ecology, heritage and amenity.

“Croxdale and Hett Parish Council – raise concerns for: the scale and character of development, Impact on landscape and visual amenity, effects of Traffic, highway safety and Infrastructure, residential amenity and environmental and ecological concerns.”

Officer report

What people objected to

Most representations opposed the proposals, particularly the road’s effects on congestion, pedestrians, homes, privacy, noise, pollution, countryside and the Leamside Line.

“There are a range of specific concerns for the proximity of the BDR to Cranson Close and the Grange Estate including for reasonable expectations of residential privacy, tranquillity and enjoyment of homes. The proposed acoustic barrier will block sunlight, be visually oppressive and cause overshadowing. Unacceptable levels of noise, vibration and air pollution, headlight glare and continuous disturbance from HGVs are raised as unacceptable impacts.”

“Other issues raised include: • The cumulative effects of Integra Phases 1 and 2, planned and future housing allocations and the proposed wind turbine at Amazon will transform that areas character, with long‑lasting consequences for both people and the environment • Environmental Impact on Bowburn Beck • Effect on Croxdale Estate – social and environmental • Loss of the rural setting between Bowburn and Shincliffe • Loss of green space • Loss of trees for wildlife and…”

Officer report

Who spoke

A parish council representative, local members, residents, a community trust representative, the applicant’s representative and council officers addressed the committee.

What members debated

Members debated jobs, traffic, the A177, road alignment, noise, speed limits, HGV facilities, buses, active travel, air quality and the Leamside Line.

“Councillor Genner appreciated that a key issue was the transport infrastructure and Members had recently invited to a briefing on the reopening of the Leamside Line. This would provide an additional option for sustainable travel and the development would add to the likelihood of this line being reopened.”

“In relation to the A177, Councillor Freeman supported the issues raised by Councillor Wilkes. The report did not adequately address the traffic generated from the site, that would the city. There would be a substantial increase in vehicle numbers at peak times, and this was a very dangerous and unsafe road to cross.”

Minutes

The committee’s decision

The committee approved the application subject to the reported conditions and a Section 106 agreement securing biodiversity monitoring and sustainable travel measures.

“That the application be APPROVED subject to the conditions outlined in the report and the applicant entering into a legal agreement under Section106 of the Town and Country Planning Act 1990 (as amended) to secure the following:”

“Monitoring fee of £15,235 for monitoring of Biodiversity Net Gain; • The development and implementation of a Travel Plan to encourage the use of active and sustainable modes of travel, including a new bus service with a commitment of £540,000 to deliver the service.”

Minutes