70,000sqm distribution unit at Former Lounge Disposal Point, Coleorton

What was proposed

Reserved matters were sought for a 70,000 square metre distribution unit, offices, service yards, parking, landscaping, access and drainage infrastructure.

“Reserved matters approval (internal access, appearance, landscaping, layout and scale) (hybrid planning permission 19/00652/FULM) for the erection of a 70,000 square metre B8 distribution unit with ancillary offices (E(g)(i) (formerly use class B1(a)), service yards and HGV parking, fuel and wash facilities, vehicular and cycle parking, gatehouse(s) and security facilities, plant, hard and soft landscaping including boundary treatments and retaining walls, pedestrian and…”

“This is a reserved matters application for the erection of a 70,000 square metre B8 distribution unit with ancillary offices (E(g)(i) (formerly use class B1(a)), service yards and HGV parking, fuel and wash facilities, vehicular and cycle parking, gatehouse(s) and security facilities, plant, hard and soft landscaping including boundary treatments and retaining walls, pedestrian and cycling infrastructure, internal roads, and foul and surface water drainage infrastructure at…”

Officer report

Site and earlier permission

The former disposal point had hybrid permission from 2021, with infrastructure and enabling works already implemented before these details were submitted.

“Outline permission (all matters reserved) for the erection of Class B8 distribution unit(s) and ancillary offices (B1a), service yards and HGV parking, fuel and wash facilities, vehicular and cycle parking, gatehouse(s) and security facilities, plant, hard and soft landscaping including boundary treatments and retaining walls, pedestrian and cycling infrastructure, internal roads and foul and surface water drainage infrastructure; and…”

“The hybrid planning permission was structured to allow the site infrastructure and enabling works (which fall within the ‘full’ element as outlined above) to be implemented and delivered following the grant of the hybrid planning permission. Following the discharge of the relevant pre-commencement conditions, the ‘full’ element has been implemented.”

Officer report

Planning history

Earlier proposals included an approved rail-connected distribution building, an approved alternative development certificate and an access-road application still under consideration.

“In 2007, under application reference 07/01372/FUL, Gazeley and UK Coal Ltd submitted a full planning application for the “erection of a rail connected distribution building and associated works.” This application was approved on the 16 th of July 2012, and a material start on the approved development occurred.”

“A Certificate of Appropriate Alternative Development (CAAD) was applied for in November 2018, under application reference 18/02114/CAAD, following the receipt of a notification from High Speed Rail Two (HS2) Ltd of its intention to acquire part of the site in connection with the HS2 project. A CAAD is intended to identify development which is considered to be acceptable and likely to obtain planning permission (were a submission to made).”

Officer report

Why officers supported it

Officers considered the submitted details acceptable because they complied with the hybrid permission, relevant policies and required safeguards, subject to conditions.

“As set out above, the principle of the development has already been established by way of the hybrid planning permission (19/00652/FULM) and whereby elements of the full part of the permission granted have been implemented on site. The assessment, therefore, is limited to those issues failing within the reserved matters.”

“For the reasons as assessed above, the works proposed under this reserved matters application are considered to be acceptable. There are no other material planning considerations that indicate reserved matters approval should not be granted, particularly given that conditions of the hybrid planning permission would need to be adhered to in developing the site, and accordingly the proposal subject to the imposition of conditions is considered acceptable for the purposes of…”

Officer report

Who spoke

The applicant addressed members, describing earlier consideration, site improvements, brook diversion and extensive tree planting before urging approval.

What members discussed

Members supported the proposal’s compliance with earlier agreements but questioned limited progress and sought improvements to the cycling route from Ashby.

“A discussion was had during which members noted there had been a lack of progress that had taken place on the site since it was last considered by the Committee. It was highlighted that, while the application complied with all the provisions that had been agreed previously, there was a significant need for access improvements.”

“Members were advised that this was the responsibility of Leicestershire County Council who had confirmed the money was to be spent on improvement plans to get the road network completed. The Head of Planning and Infrastructure advised that Leicestershire County Council would be made aware of the need for cycling improvements.”

Minutes

Vote and decision

Members voted to approve the application in accordance with the officer recommendation, and the motion was carried.

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

“Motion to approve the application in accordance with the officer's recommendations (Motion) Councillor Ray Morris For Councillor Dave Bigby For Councillor Rachel Canny For Councillor David Everitt For Councillor John Legrys For Councillor Peter Moult For Councillor Carol Sewell For Councillor Jenny Simmons For Councillor Nigel Smith For Councillor Michael Wyatt For Carried…”

Minutes