Lorry and container park at Meadow View Industrial Estate, Burwell

What was proposed

The application sought retrospective permission for a lorry storage park, self-storage containers, 15 industrial units and associated site works.

“The application seeks full planning permission for the regularisation of a lorry storage park (Use Class B8), self-storage container park (B8), 15 industrial starter units (B2), including associated parking, drainage, hard landscaping, and a surface water attenuation pond.”

“The application site is located within the development envelope for Burwell. Meadow View Industrial Estate comprises 15 starter units, granted under application reference 18/00609/FUM and constructed. These elements have been included in the proposal for completeness and clarity.”

Officer report

The site

The site is within Burwell’s development envelope, partly in the BUR 2 employment allocation, and includes storage containers, lorry parking and starter units.

“The application site comprises approximately 0.93ha (2.30 acres) of land, excluding access, located on the south western fringe of Burwell and within the development envelope.”

“The northern part of the application site is part of an allocated site, BUR 2, which is allocated for approximately 2.5 hectares of Class B1/B2 employment development. This part of the site comprises approximately 0.43ha (1.06 acres) and is used to site 45 storage containers and lorry park uses (both Use Class B8), while the southern part of the site, containing 15 industrial starter units (Use Class B2) measures approximately 0.5ha (1.24 acres).”

Officer report

Earlier planning history

Earlier permissions covered employment development and starter units, while a previous retrospective application for lorry parking and storage was refused.

“18/00609/FUM Proposed change of use from B8 to B2 and 15No starter units including associated parking, drainage and hard landscaping.”

“22/00577/FUL Change of use of allocated employment land to lorry park and self-storage area – retrospective. Refused 20 July 2024”

Officer report

What officers recommended

Officers recommended approval because the proposal retained employment uses, supported the industrial estate and could avoid unacceptable effects through conditions.

“The proposal provides Use Class B8 lorry storage and a self-storage container park uses alongside the previously approved 15 industrial starter units (Use Class B2), and does not result in a loss of designated employment land to this allocated site. The mixed B2 and B8 development represents an acceptable technical departure from Policy BUR 2 and does not compromise the delivery of the remaining undeveloped parcels of the wider BUR 2 allocation.”

“Subject to the recommended conditions, the scheme has an acceptable impact on residential amenity, visual amenity, highways, ecology, trees, flooding risk and drainage and sustainable construction.”

Officer report

Consultation and objections

Most consultees raised no objection, although the ecologist initially objected and strategic planning identified tension with the employment allocation; no neighbours responded.

“Strategic Planning - 30 July 2026 This application proposes B8 employment use on land that is allocated in East Cambridgeshire's Local Plan 2015 (as amended 2023) for B1/B2 employment use. The allocation is via Policy BUR 2 'Land at Reach Road' which applies to a 2.5 hectare area; the southern part of which is affected by this planning application.”

“- the proposal only affects a portion of the allocated site and so long as the proposal doesn't prejudice B1 and B2 use on the rest of the site, the remainder of the allocation is still capable of coming forward as B1/B2 use; - the proposed B8 uses is still an employment use (albeit will not create jobs in the way that B1/B2 uses do) and is part of a wider mix of other B1 and B2 employment uses across the wider Meadow View Industrial Estate; and - whether the scheme complies…”

Officer report

Who spoke

The applicant answered councillors’ questions, and a statement from the local member expressed strong support for approval.

Members’ discussion

Members discussed retrospective permission, vehicle restrictions, operating hours, lighting, BREEAM and whether earlier refusal reasons had been addressed.

“PL020926 Minutes - page 6 vehicles ancillary to the operations of the Meadow View Industrial Estate and condition 7 that ensured suitable lighting on the site.”

“In reply to Cllr Alan Sharp, the Major Projects Officer assured the Committee that the three reasons given for the refusal of permission two years ago had been addressed. In addition, it was noted that under the new National Planning Policy Framework substantial weight should be given to applications that support economic development.”

Minutes

The vote and decision

The committee unanimously approved the application subject to the conditions in Appendix A.

“Cllr Mark Goldsack proposed and Cllr Christine Colbert seconded that the Committee approve the application. A vote was taken and…”

Minutes