Employment site at Land Off Hardwick Farm Lane, Empingham

What was proposed

An outline scheme proposed an employment site with industrial, storage, distribution and commercial uses, access, landscaping, drainage and related infrastructure.

“Application: 2025/0130/OUT ITEM 1 Proposal: Outline planning application with all matters reserved (except for primary means of access) for the delivery of an employment site across Use Classes B2, B8 and E, alongside associated internal access, hardstanding, landscaping (including Biodiversity Net Gain), open space, drainage, required ground remodelling and ancillary infrastructure.”

Officer report

The site and surroundings

The site surrounds an existing industrial area beside the A1, includes former airfield and agricultural land, and lies near woodland, a wildlife site and a golf club.

“Site & Surroundings 1. The site bounds the Woolfox Depot industrial development located to the north-east of the A1, and adjacent to the A1/Great North Road/Grantham Lane junction. Historically the site was the former RAF Woolfox Lodge. The site wraps around the eastern and southern sides of the existing industrial/employment area, including land that was part of the former airfield (previosuly developed land), and adjacent agricultural land.”

“There is a Local Wildlife Site along the southern boundary of the site along the highway verge to the Great North Road. To the south-west of the site is Woolfox Golf and Country Club, seperated by the boundary hedgerow. A public right of way (Bridleway E165) follows the golf club’s access road. The club also has permission for 60 leisure lodges on their site, which has been implemented.”

Officer report

Why officers supported it

Officers considered the larger site justified by employment demand, economic benefits, policy alignment, biodiversity measures and acceptable access arrangements.

“Employment needs 14. The August 2023 Employment Needs and Economic Development Evidence report identified a minimum requirement of 16 hectares of employment land in Rutland, rising to 27 hectares under a high-growth strategy. In response, the emerging Local Plan proposes 26.4 hectares across six allocated sites, including the 8.2-hectare Woolfox site under Policy E1.4.”

“Planning Policy have assessed this against their the evidence that informed the emerging plan. They acknowledge that there is increased demand for smaller / mix- sized industrial and warehousing units. Notwithstanding this, while the scale of the proposal promises substantial economic benefits, it must also be weighed against housing growth targets and the balance between jobs and homes.”

Officer report

Main planning issues

Officers considered landscape, neighbouring amenity, noise, heritage, highways, flooding, contamination and ecology impacts manageable through design, further approval and conditions.

“It is considered that the application would not have any significant adverse impacts upon surrounding amenity. Noise/Light 33. A noise impact assessment has been submitted with the application. The report assesses the impact of road traffic noise from the A1 on potential offices within the proposed development, and operational noise impacts on the proposed scheme on the closest noise-sensitive receptors in terms of plant noise at site boundaries.”

“The Environment Agency have no objection to the proposal, subject to suitable conditions for contamination, which are included. Noise/Light 47. A noise impact assessment has been submitted with the application. The report assesses the impact of road traffic noise from the A1 on potential offices within the proposed development, and operational noise impacts on the proposed scheme on the closest noise-sensitive receptors in terms of plant noise.”

Officer report

What consultees said

Most consultees raised no objection or supported the scheme subject to conditions, while Transport Strategy maintained a holding objection about traffic evidence.

“Transport Strategy Original Comments – Holding objection - Transport Strategy considers the proposed trip rates acceptable and the junction broadly appropriate for the development, but recommends a holding objection until the LGV trip rate error in Table 5.2 is corrected and the findings of Road Safety Audit 1 are submitted for review.”

“Local Lead Flood Authority (LLFA) The LLFA considers the site to be suitable for development in principle from a surface water management perspective, provided that the proposed drainage strategy is subject to detailed approval at a later stage. While the FRA demonstrates a sound understanding of the flood risk context, the application currently lacks the technical detail required to confirm the drainage design's viability and long-term effectiveness.”

Officer report

What people said

The golf club supported the allocation but objected to the development’s scale, timing, height, landscaping, noise, traffic and proximity to its boundary.

“One comment from Woolfox Golf and Country Club, supporting the site allocation but objecting to: • The scale and timing of the proposed development. • Requests a 30m landscape buffer and significant planting to protect views and environment. • Wants building heights capped at 10m and development kept away from its boundary. • Concerned about noise levels, especially from increased traffic near the shared boundary.”

Officer report

Who spoke

The planning officer introduced the application, a representative spoke against it, and the applicant’s agent spoke in support.

What members discussed

Members discussed visual impact, screening, heritage and transport, and agreed that planting along the southern boundary should receive particular attention.

“In response to questions from Members [name withheld] emphasised the potential visual impact it would have on his boundary if 13m high buildings were built near his site.”

“Through debate members agreed to add an informative to the applicant to give careful consideration when the landscaping scheme be introduced, to the planting and screening of the development along the southern boundary.”

Minutes

The vote

The committee unanimously approved the motion, with eight members voting in favour.

“It was proposed by Councillor T Smith and seconded that the application be approved subject to the conditions in the report and addendum, and the addition of an informative to the applicant regarding landscaping wishing for consideration to be given to screening along the southern boundary.”

“Upon being put to the vote, with eight votes in favour, the motion was unanimously carried.”

Minutes