Storage and distribution units at Northfield Nursery, Waltham Abbey, London E4

What was proposed

The application proposed demolishing existing structures and creating five storage and distribution units with parking, servicing, access and landscaping.

“Planning permission is sought for the demolition of the existing buildings and structures on the site and the redevelopment of the land for storage or distribution purposes (Use Class B8). The scheme includes associated parking, servicing, access arrangements, landscaping, and other supporting works.”

“The proposal will deliver 2,196.70 sqm (Gross Internal Area) of employment floorspace, spread across five new buildings. Unit sizes will range from 437.8 sqm to 445.5 sqm, with a maximum building height of 7.3 metres. Each unit will have its own secure yard area, designed to accommodate goods vehicles and allow for appropriate loading/unloading activities. Vehicular access will be via the site's existing northernmost entrance from Sewardstone Road.”

Officer report

The site and its history

The site is a Green Belt nursery site behind homes, with existing buildings, trees, three accesses and a public right of way.

“The site covers approximately 5.48 hectares and is located behind residential properties on the western side of Sewardstone Road. It is currently occupied by a mix of warehouse-style buildings, greenhouses, small outbuildings, and areas of hardstanding. Grassed areas are found mainly along the northern, southern, and western edges of the site, while external plant storage and car parking are concentrated in the eastern and northeastern sections.”

“Public Right of Way (PROW) 70 runs through the site, connecting PROW 71 at Gunpowder Park to the west with PROWs 67 and 74, which lead toward Lippets Hill and Chingford. The site lies within land designated as Green Belt and is bordered by commercial uses to the north and south, and residential properties along its eastern edge.”

Officer report

Why officers supported it

Officers recommended approval because the scheme reduced floorspace and building footprint, retained trees, improved landscaping and supported employment.

“Building footprint will reduce from 8,484 sqm to 2,157 sqm – a 75% reduction…”

“The site is surrounded by mature trees, which are to be retained. These trees will act as a natural visual screen for the development.”

Officer report

Neighbour and highway impacts

Assessments found acceptable effects on neighbours and highway safety, subject to acoustic, access, parking, construction and noise conditions.

“The change in noise levels from operational traffic compared with the future baseline will be negligible, and that noise from individual passing HGVs will also have a negligible impact during both day and night at the nearest sensitive receptor.”

“The Highway Authority find the impact of the proposal to be acceptable in terms of highway safety subject to conditions to remove the two southernmost accesses; along with standard conditions requiring the completion of turning and parking areas along with cycle storage facilities before prior to occupation and a construction management plan before commencement or works to ensure highway safety, prevent on street parking and support sustainable modes of travel in accordance…”

Officer report

Who addressed the committee

The principal planning officer presented the application, followed by an objector’s statement, the agent’s representation and contributions from three councillors.

What members discussed

Members focused on the proposed acoustic barrier and whether the recommended conditions would adequately minimise impacts on nearby residents.

“During discussion, Members focused on the proposed acoustic barrier and whether the conditions recommended were sufficient to ensure that any impact on nearby residents would be adequately minimised.”

“It was then proposed and agreed that, in light of the remaining concerns regarding the conditions, the matter required further consideration before a decision was reached.”

Minutes

The committee’s decision

The committee deferred the application for further consideration of the detailed conditions and full mitigation of residents’ impacts.

“The Committee agreed to DEFER the item until all detailed conditions were thoroughly investigated and the impact residents fully mitigated.”

Minutes