Office and production building at Off Hards Lane, Frognall, Peterborough

What was proposed

A 7,324-square-metre office, production and storage building was proposed, with 81 parking spaces, shared access, drainage measures and a wildflower meadow.

“The submitted documentation indicates that the site would be developed for a single commercial building having a gross internal floorspace of 7324m 2 . This would be occupied by Garfords Farm Machinery Ltd. Within the Planning, Design and Access Statement, it is stated: “The aim of the new warehouse and offices is to combine the two premises they have one to the North of the site along Hards Lane and a premises at Spitfire Park 4.5 miles away.”

“The accommodation is arranged so that the production section would occupy the rear two- thirds of the length (although this is the narrower part of the building); the widest front section would provide flexible office/utility/training space; and the section in between would be for storage and sub-assembly.”

Officer report

The site and surroundings

The flat 1.42-hectare field lies beside existing commercial development on Hards Lane, with agricultural land and dwellings nearby.

“The application site is situated on the south side of Hards Lane, the unclassified public road leading east from Frognall out into agricultural land. The ground is generally flat; the site is a long rectangular field stretching south from Hards Lane to a linear field drain (site length approximately 164m, width 87m = 1.42 hectares). There are no enclosures or trees on the site of any note.”

“There are no specific planning constraints relating to the site.”

Officer report

Planning history

There was no relevant planning history for the site, although the proposal was linked to a neighbouring industrial park application.

“None relevant to the current application site. Although this application should be read in conjunction with S23/0401 considered elsewhere within this agenda.”

Officer report

Why officers supported it

Officers considered the building’s scale, design, access, amenity, drainage, ecology and sustainability acceptable, with several matters controlled by conditions.

“In the process of selecting the site for the application many alternatives were investigated in the surrounding areas of Market Deeping, Bourne, Peterborough, and sites internationally. After consideration of many options, the desire to maintain continuity with the existing staff skills and experience, was a key factor in the selection of the proposed site as our preferred option”.”

“In relation to the Deepings Neighbourhood Plan, Policy DNP4 criteria 1(a) to (f) are planning considerations that are discussed elsewhere in this report including design, access, amenity highway safety and capacity and drainage. In relation to criteria 2, it is considered that that this is not engaged in that the site is not part of existing employment safeguarded land, and in any event the proposal itself is for an employment generating use.”

Officer report

Consultation responses

consultees raised or resolved issues about noise, construction, highways, drainage, archaeology and landscaping, while the parish council supported the application in principle.

“LCC Highways & SuDS Support 5.2.1 22.3.23 - Requests further information – Drainage Strategy and Flood Risk Statement 5.2.2 12.09.24 – No objection subject to a planning condition in relation to a Construction Management Plan.”

“Deeping St James Parish Council 5.6.1 Supports the application in principle; suggests several issues require further consideration: (i) highway safety (ii) parking arrangements for this & adjoining site (iii) improved landscaping.”

Officer report

Public comments

One representation supported the principle but sought better archaeology, landscaping, ecology, roads and pedestrian connections to Frognall.

“This application has been advertised in accordance with the Council's Statement of Community Involvement and 1 no. letter of representation has been received. This item has been submitted by the Deepings Neighbourhood Plan Group, and identifies that the principle is supported notwithstanding that it may be a departure from the development plan; also that a number of matters require resolution, namely:”

Officer report

Who spoke

The Cabinet Member for Planning spoke during the public speaking session.

The decision

“to APPROVE the application conditionally: Time Limit for Commencement 1 The development hereby permitted shall be commenced before the expiration of three years from the date of this permission. 4 Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended). Approved Plans 2 The development hereby permitted shall be carried out in accordance with the following list of approved plans: i. Site Plan Proposed Dwg. No. 02D ii. Ground Floor Plan – Proposed -Dwg. No. 03A iii. First Floor Office – Second Floor Office -Proposed Dwg. No. 06B iv. Elevations Proposed – Dwg. No. 04A Unless otherwise required by another condition of this permission. Reason: To define the permission and for the avoidance of doubt. Pre-commencement 3 No development (including any sit”

Minutes, 28 Aug 2025