Replacement distribution warehouse at Blaise Pascal House, Northampton

What was proposed

A replacement B8 distribution warehouse of up to 17,782 square metres was proposed, with offices, servicing areas, parking, landscaping and drainage works.

“Development: Erection of a replacement distribution warehouse with ancillary offices and servicing structures (Use Class B8) up to 17,782m2 (GEA ) with the provision of vehicle, motorcycle and cycle parking and manoeuvring areas, landscaping, ground remodelling works, sustainable drainage, utilities provision, engineering operations and other associated works.”

“Erection of a replacement distribution warehouse with ancillary offices (Use Class B8) up to a GEA of 17,782m2 with ancillary servicing structures, the provision of vehicle, motorcycle and cycle parking and manoeuvring areas, landscaping, ground remodelling works, sustainable drainage, utilities provision, engineering operations and other associated works.”

Officer report

The site and its surroundings

The site is a 3.48-hectare industrial estate plot with existing offices and a warehouse, near roads, cycle routes, businesses and dwellings.

“The site is located within the Brackmills Industrial Estate in Northampton and is surrounded by industrial, retail and office (Classes B2, B8 and E) uses. The nearest dwellings are located c.190m west of the site as is the Hardingstone Conservation Area and numerous listed buildings/locally listed buildings. Parts of the site are at high risk of surface water flooding, and an overland surface water flow path runs through the site.”

“The site is bound by Caswell Road to the east and Pavillion Drive to the north. To the south, a National Cycle Network connects Caswell Road to Northampton Bike Park to the southwest and Hardingstone Pocket Park to the south. The site is generally well screened by mature vegetation and trees to its boundaries, though the northern boundary is sparser and supplemented by internal planting. A bus terminal and a private car park are located to the west of the site.”

Officer report

What officers recommended

Officers recommended approval because the proposal’s social, economic and environmental benefits outweighed identified visual harm from its scale and position.

“The proposed development has been considered against the relevant development plan policies, with regard to the NPPF and other material considerations. Whilst conflict with policies Q1 and Q2 of the LPP2 has been identified due to the building’s height, massing and positioning, which would be harmful to the character and appearance of the area, the overall social, economic and environmental benefits (including betterment to downstream flood risk, provision of…”

Officer report

Who spoke

The agent spoke in support, highlighting replacement of the outdated building, environmental improvements, potential occupiers, jobs and policy compliance.

Members’ discussion

Members discussed travel planning, sustainable transport, solar panels, parking and the relationship between previous and proposed transport activity.

“In response to questions from the Committee the Agent added: • The previous occupation of the building sustained more transport significance than the proposed occupation of the new development. • The parking provision met the parking standards. • Typically, occupiers would provide incentives to promote sustainable travel. To provide clarity an amendment to Condition 12, to submit a detailed Travel Plan, would be supported.”

“During the committee the Major Projects Officer and Major Projects Team Leader provided the following information in response to questions from members: • A draft Travel Plan was submitted and had been reviewed and accepted by the highways team. Condition 12 required a detailed Travel Plan to be submitted for review by highways and aimed to ensure that a suitable Sustainable Travel Plan was provided for the end user.”

Minutes

The committee vote

The motion to approve with an amended travel plan condition carried with 11 votes in favour and two abstentions.

“Condition 12 be amended to require that a detailed Travel Plan to be submitted to the local authority for approval to ensure that a suitable Sustainable Travel Plan was provided for the end user and demonstrate how sustainable transport measures will be made available for employees during the operation hours of the development.”

“The proposition was seconded by Councillor Sally Keeble and on being put to the meeting the motion was declared carried with 11 votes cast in favour of the proposal, and with 2 abstentions.”

Minutes

The decision

Permission was granted subject to the officer conditions, delegated authority, and a requirement for the travel plan to address sustainable transport during operating hours.

“Resolved: that permission be granted subject to: 1. The conditions set out in the officer’s reports.”

“That Condition 12 be amended to require a detailed Travel Plan be submitted for review and approval by the local planning authority which should demonstrate how sustainable transport measures will be made available for employees during the operation hours of the development.”

Minutes