575-square-metre employment building at P M Harris, Hilton Business Park, Derby

What was proposed

The application proposed a 575-square-metre employment building, service yard, parking and related development for several industrial and storage uses.

“Proposal: Employment Development comprising: Full Planning Application for Phase 1 comprising of 575 square metres for Light Industrial use (Use Class E(g)(iii)), Research and Development (Use Class E(g) (ii) ), General Industrial Use (Class B2) and storage and Distribution (Use Class B8) and other ancillary development P M Harris , Hilton Business Park , Derby, DE65 5UA Ward: Hilton Reason for committee determination This item is presented to the Committee as the…”

“Site Description The application site lies at rear of Lowman Way, with the access proposed from an existing junction that has been created. The land has previously been used for external storage. The site lies within Hilton settlement boundary and is separated from the nearest dwellings to the east of the proposal on Stowe Lane and Blackbrook Road by a 2m high acoustic fence. The site is mostly flat and comprises of exposed soil with some vegetation.”

Officer report

The site

The site was previously used for external storage, lies within Hilton’s employment allocation and is separated from nearby homes by an acoustic fence.

“Executive Summary The proposal is for the change of use of land for industrial use and also for the erection of an office building measuring 575m2. This is within the employment allocation E1B (Hilton Business Park ) of the Adopted Local Plan. The application has an identified end user that wishes to expand the business and build a permanent office space and storage yard.”

Officer report

Earlier planning history

Earlier permissions included a mixed-use outline approval, a refused commercial reserved-matters application and an approved storage-and-distribution use.

“Biodiversity Metric received 13 August 2024 Relevant planning history 9/2013/1044 - Outline application with all matters except access reserved for future approval for a mixed used development comprising up to 485 dwellings, employment units for use as offices and/or light industry (use classes b1 a & c), general industry (use class b2) and/or storage or distribution (use class b8), primary school, community facilities including doctors, dentist and/or creche (use classes…”

“9/2018/0256 - Approval of reserved matters for access, layout, scale, appearance & landscaping of outline…”

Officer report

Why officers supported it

Officers considered the employment use acceptable and found that design, highways, biodiversity, amenity and flood risks could be addressed through conditions.

“To support this application a Flood Risk Assessment provided by Rodgers Leask (September 2025) has been provided and updated following initial concerns by the Lead Local Flood Authority regarding the discharge rates. This provides detailed information regarding flood risk.”

“The proposal has been found acceptable in terms of highways, scale and its impact on the character of the area having regard to its location within the employment allocation E1b. There will be some impacts in regard to amenity and flood risk, these are proposed to be mitigated through condition to ensure that any impacts are neutralised. The proposal will provide improved employment facilities on an allocated employment site which is of benefit to the scheme.”

Officer report

What consultees said

Highways, flood, environmental and other consultees raised no objection subject to conditions, following further drainage information and mitigation.

“Second Response 25 April 2025 - Derbyshire County Council as the Lead Local Flood Authority (LLFA) has reviewed the additional information submitted for this application, which was received on 22/04/2025. This Flood Risk Assessment and Drainage Strategy (23237-RLL-23-XX-RP-C-0001 P04) is identical to the one which we received previously on 01/04/25. Therefore, the LLFA continues to recommend an objection.”

“Third Response 26 June 2025 - The following concerns have been identified with the updated supporting evidence provided. These should be resolved before we can recommend conditions: The applicant states in the main body of the updated Flood Risk Assessment (23237-RLL-23-XX-RP-C-0001, revision P05) and in the separate LLFA Response Note (23237-RLL-25-XX-TN-C-0001) that revised modelling shows flooding only at node SW5 during the 15-minute, 1 in 100-year storm event with a 40%…”

Officer report

Objections raised

The parish council and three members of the public objected over flooding, noise, traffic, car storage and the loss of opportunities for community facilities.

“Hilton Parish Council - Object 19 September 2024 - the Flood Risk Assessment does not fully represent the current situation with surface water flows in the area and the proposal will increase the existing flooding problem in the area. Additionally, there is a factual error in the FRA in that it states that there are no watercourses within 20m of the site. This is incorrect as the watercourse which the SUDS drains into passes within 20m of the site.”

“Three objections have been received from members of the public, these can be summarised as follows: a) Concern the noise hasn't been given thorough consideration due to nearby housing b) Object to any extension of the car storage space c) This is an area where community facilities / amenities should be developed for the residents of Hilton d) Increased traffic will present harm to the pedestrians walking down the road Relevant policy, guidance and/or legislation Section…”

Officer report

Who spoke

An objector, the applicant’s agent and the local ward member addressed the committee, with the ward member questioning the noise assessment.

Members’ concerns

Members discussed dust, boundary treatment and the acoustic fencing before determining the application.

“Members discussed the Application and raised concerns regarding dust, the boundary treatment and the acoustic fencing.”

Minutes

The committee’s decision

The committee approved permission as recommended, adding conditions requiring a hard-surfaced yard, more landscaping and tree planting, and permanent acoustic-screen maintenance.

“That planning permission be approved as per the recommendations in the report of the Head of Planning subject to the three additional conditions as follows: Hard Service (tarmac) to be laid on the service yard for dust mitigation; Details of additional landscaping and tree planting to be submitted, for the protection of nearby properties; The agreed acoustic screen to be maintained in perpetuity for the lifetime of the development.”

Minutes