46,451 sq m employment units at Land At Corkscrew Lane, Ashby-de-la-Zouch

What was proposed

The application sought outline permission for up to 46,451 square metres of industrial or storage space, offices, parking, access, landscaping and drainage infrastructure.

“Development of up to 46,451 sq m GIA of B2 (industrial) and / or B8 (storage or distribution) units with ancillary E(g)(i) (offices) and service buildings, along with associated parking, highway infrastructure, landscaping and potential foul drainage connection to Farm Town (outline, all matters reserved expect for the principal means of vehicular access to the site).”

Officer report

What officers recommended

Officers recommended permission because immediate demand was demonstrated, alternative sites were not realistic, and technical impacts could be acceptably mitigated.

“1) There is a substantial future need which will necessitate the development of suitable sites in North West Leicestershire. 2) The application site has been tested alongside the other reasonable candidate sites as part of the Local Plan process and has been found by officers to be suitable. 3) There are no technical barriers to the site’s development which cannot be acceptably mitigated.”

“In respect of the adopted Local Plan as already demonstrated, an immediate demand for additional floorspace has been demonstrated that cannot be met at other allocated sites. The proposals are therefore considered to meet this element of Policy Ec2(2).”

Officer report

What residents said

Twelve objections raised concerns about greenfield development, traffic, congestion, rat-running, walking and cycling, landscape, drainage and building design.

“The capacity of the A511 has been exceeded and the additional traffic associated with the development will only worsen this impact and result in more congestion and delays. Congestion and delays would also be experienced on other highways as vehicles avoid the A511.”

“- The proposed development would result in the loss of farmland and greenfield land which would be to the detriment of residents with the application site being outside of the defined Limits to Development; - The development is not necessary as the employment figures for the District have been met and there is an insufficient workforce to fill the low grade vacancies which would be created; - The use of Corkscrew Lane and local highways by heavy goods vehicles (HGVs) and…”

Officer report

Who spoke

A parish councillor and a town councillor spoke against the application, while the agent spoke in support and referred to jobs and local investment.

What members debated

Members debated immediate need, the outline approach, DHL’s requirements and whether alternative sites including G-Park and Money Hill were more suitable.

“A discussion was had during which several questions of clarity were addressed by the planning officers. Members put forward arguments both for and against the application, with some raising concerns that it was premature, and did not comply with DHL’s requirements. Members noted that, if there was an immediate need, it would be a full application rather than at outline stage.”

“The Legal Advisor drew members’ attention to sub-paragraph (c) of Paragraph 130 of the National Planning Policy Framework (NPPF) which advises that local planning authorities should refuse applications that do not make efficient use of land.”

Minutes

How members voted

Members rejected a motion to refuse because alternative sites were available, then carried a motion to approve in accordance with the recommendation.

“Motion to refuse application due to the availability of alternative sites. (Motion) Councillor Russell Boam No vote recorded Councillor Ray Morris Against Councillor Dave Bigby For Councillor Rachel Canny Against Councillor David Everitt For Councillor John Legrys For Councillor Peter Moult For Councillor Carol Sewell For Councillor Jenny Simmons Against Councillor Michael Wyatt Against Councillor Richard Blunt Against Councillor Ray Morris Against (Casting Vote)”

“Chair’s initials Rejected Motion to approve application in accordance with the officer's recommendations. (Motion) Councillor Russell Boam No vote recorded Councillor Ray Morris For Councillor Dave Bigby Against Councillor Rachel Canny For Councillor David Everitt Against Councillor John Legrys Against Councillor Peter Moult Against Councillor Carol Sewell Against Councillor Jenny Simmons For Councillor Michael Wyatt For Councillor Richard Blunt For Councillor Ray Morris For…”

Minutes

The decision

The application was permitted in accordance with the officer’s recommendations after the refusal motion was lost.

“Councillor J Simmons moved that the application should be approved in accordance with the officer’s recommendations. It was seconded by Councillor R Canny.”

“The application be permitted in accordance with the officer’s recommendations.”

Minutes

Permission requirements

Permission was subject to conditions and a Section 106 agreement covering highways, travel measures, employment opportunities and 3.93 hectares of National Forest planting.

“RECOMMENDATION – PERMIT, subject to the following conditions and the securing of a Section 106 Agreement to deliver the following:”

“(i) A financial contribution of £610,454.50 towards improvement works in keeping with the Interim Coalville Transport Strategy (ICTS). (ii) A financial contribution of £7,500.00 for the submission of a Traffic Regulation Order (TRO) for the proposed amendments to the speed limit and weight restriction on Corkscrew Lane. (iii) A financial contribution of £12,760.00 for improvement works to the traffic signals at the A511 roundabout with Junction 13 of the A42.”

Officer report