Industrial and logistics development at Land To The East Of The A444/North Of J11 Of The M42 Stretton En Le Field

What was proposed

The hybrid application sought infrastructure works, a distribution unit with offices, and outline employment development for industrial, storage or light-industry uses.

“Hybrid planning permission for development of the site comprising: Full planning permission for site wide infrastructure works including: new roundabout access from (and alterations to) the A444; new pedestrian crossing points over the A444; internal spine road; all earthworks and site level works including retaining features; creation of development plateaus (within Development Zones 1 and 2); structural landscaping (including boundary treatments and pedestrian / cycle…”

“Outline planning permission within Development Zone 2 (with all matters reserved) for the erection of employment unit(s) (Class B2, B8 and / or E.g.iii uses, with ancillary offices E.g.i); service yards and HGV parking; vehicular and cycle parking; gatehouse and security facilities; plant; hard and soft landscaping (including boundary treatments and retaining walls); pedestrian and cycle infrastructure; associated utilities and lighting infrastructure; internal roads; foul…”

Officer report

The site and surroundings

The 29.08-hectare agricultural site lies east of the A444, west of the A42 and north of Junction 11, beside Mercia Park.

“This is a “hybrid” application (i.e. part full and part outline), accompanied by an Environmental Statement and seeking planning permission on a site of 29.08ha currently within agricultural use for a range of potential uses within Classes B2 (General industrial), B8 (Storage or distribution) and E(g)(iii) (generally referred to as “light industry”) of the Town and Country Planning (Use Classes) Order 1987 (as amended), together with ancillary office use and other associated…”

“The site is located to the eastern side of the A444 and to the western side of the A42, just to the north of Junction 11 of the M42 / A42(T); the scheme is proposed as an expansion of the recently completed Mercia Park development to the western side of the A444 (and to the northern side of the B5493), originally approved in October 2019 under planning permission ref. 18/01443/FULM (and subsequent associated approvals). Photos of the site are provided on the following pages.”

Officer report

Planning history

The application site had no planning history, while the adjacent Mercia Park development had several approved permissions from 2019 onwards.

“Application Ref. Description Decision / Date 18/01443/FULM Part full / part outline planning application for the development of land, including the demolition of all existing on-site buildings and structures and levelling and re-grading of the site.”

“Full consent sought for the construction of a Distribution Campus (Use Class B8), with ancillary offices (Use Class B1a), associated gatehouse and other ancillary uses, new electricity sub-station and new pumping station, creation of new accesses from the B5493, internal roadways, cycleways and footpaths, yard space, car parking and circulation, associated lighting and security measures, surface water attenuation and landscaping.”

Officer report

What officers recommended

Officers recommended permission subject to National Highways raising no objections, a Section 106 agreement and planning conditions.

“RECOMMENDATION - PERMIT, subject to National Highways confirming it raises no objections, subject to the following conditions and the securing of a Section 106 Agreement to deliver the following:”

“Plus any others as required by National Highways…”

Officer report

Officers’ main reasons

Officers considered immediate demand demonstrated, the highway and environmental effects acceptable with mitigation, and the overall proposal compliant with the development plan.

“Officers’ Assessment of Applicant’s Submission The applicant’s submissions explain the operational reasons why this location would suit DSV’s needs, linked to its position on the strategic road network and its proximity to DSV’s operations at Mercia Park. DSV is the identified end user and has agreed terms to purchase the unit once constructed.”

“Taken as a whole, therefore, it is considered that the “immediate demand” aspect of Policy Ec2(2) has been clearly demonstrated in respect of the full element part of the site which takes up more than 50% of the site, and also that there is a strong prospect of “immediate demand’” for the outline application part.”

Officer report

Consultation responses

Several technical consultees raised no objections subject to conditions or obligations, while some parish councils and a borough council raised traffic and environmental concerns.

“Leicestershire County Council Highway Authority has no objections subject to conditions and Section 106 obligations…”

“Overseal Parish Council objects on the following grounds: - The A444 is Overseal’s main street, splitting the village in two - Increased HGV traffic since Mercia Park began operations, causing distress to residents - Proposed distribution unit will add more HGV traffic, worsening the situation - Safety risks for pedestrians, horse riders, and cyclists due to heavy traffic - Children being driven to school as are too frightened to walk - Concerns about the underlying…”

Officer report

Who spoke

The Principal Planning Officer presented the report; a parish council chair objected and the agent supported the development.

What members discussed

Members questioned immediate demand, employment benefits, flooding, rural sustainability and whether the landscape would be safeguarded.

“During discussion, members questioned whether there was an immediate demand for the site, emphasising the importance of complying with Policy Ec2 (2) in the Local Plan. Members also raised concerns with regards to employment benefits, flooding and compliance with Policy S3 in the Local Plan which promoted sustainable development in rural areas, expressing doubts as to whether the landscape was safeguarded.”

“It was noted by the Principal Planning Policy Officer that immediate demand was a matter of judgement rather than an absolute measure, and that Policy Ec2 (2) permits consideration of additional evidence to form this judgement. It was added that job creation would follow should there be enough demand.”

Minutes

The committee vote

A motion to permit the application in accordance with the officer recommendation was carried on a recorded vote.

“The Chair put the motion to the vote. A recorded vote being required, the voting was as detailed below.”

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

Minutes

The final decision

The application was permitted in accordance with the officer recommendation, subject to the recommended requirements.

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

Minutes