Lidl Great Britain Ltd Redevelopment of Lidl …...Lidl Distribution Centre, Waterton Industrial Estate, Bridgend 1 1.0 Introduction 1.1 The Proposal 1.1.1 On behalf of the Applicant,

www.wyg.com creative minds safe hands

Lidl Great Britain Ltd

Redevelopment of Lidl Distribution Centre,

Waterton Industrial Estate, Bridgend

CF31 3PH

Planning Statement

DRAFT

March 2020

www.wyg.com creative minds safe hands

WYG Planning & Environment,

5th Floor, Longcross Court,

47 Newport Road,

Cardiff

CF24 0AD

Tel: 02920 829200

Email: [email protected]

Document Control

Project: Lidl Distribution Centre, Waterton Industrial Estate, Bridgend

Client: Lidl Great Britain Ltd

Job Number: A116337

File Origin:

Document Checking:

Prepared by: Rob Mitchell

Checked by: Peter Waldren

Verified by: Peter Waldren

Issue Date Status

1 February 2020 DRAFT

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Contents Page

1.0 Introduction ..................................................................................................................... 1

1.1 The Proposal.............................................................................................................................. 1

1.2 Structure of Statement ............................................................................................................... 1

1.3 Application Submission ............................................................................................................... 1

2.0 The Site and Surroundings ............................................................................................... 3

2.1 The Application Site ................................................................................................................... 3

2.2 Planning History ......................................................................................................................... 3

2.3 The Proposed Development ........................................................................................................ 1

2.4 Pre-application discussions ......................................................................................................... 1

2.5 Statutory Pre-application Consultation (PAC) ................................................................................ 1

3.0 Planning Policy Context .................................................................................................... 3

3.1 Introduction ............................................................................................................................... 3

3.2 Bridgend Local Development Plan (September 2013).................................................................... 3

3.3 Supplementary Planning Guidance .............................................................................................. 6

3.4 Planning Policy Wales ................................................................................................................. 6

3.5 Other Material Considerations ..................................................................................................... 8

4.0 Planning Considerations ................................................................................................. 11

4.1 Introduction ............................................................................................................................. 11

4.2 Previously Developed Land ....................................................................................................... 11

4.3 Principle of redevelopment ....................................................................................................... 11

4.4 Ecology ................................................................................................................................... 12

4.5 Drainage ................................................................................................................................. 13

4.6 Design ..................................................................................................................................... 14

4.7 Transport ................................................................................................................................ 15

4.8 Noise and Air Quality ................................................................................................................ 16

4.9 Lighting ................................................................................................................................... 18

5.0 Conclusions ..................................................................................................................... 19

Appendix Contents

Appendix A – Proposed Site Layout Plan

Lidl Distribution Centre, Waterton Industrial Estate, Bridgend

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1.0 Introduction

1.1 The Proposal

1.1.1 On behalf of the Applicant, Lidl Great Britain Ltd, WYG Planning and Environment has prepared this

Planning Statement in support of a full planning application for the extension of its Regional

Distribution Centre (RDC) to provide an additional 6,401sqm floorspace (GIA), and reconfiguration

of the existing car park and servicing yard at Waterton Industrial Estate, Cowbridge Road,

Bridgend.

1.2 Structure of Statement

1.2.1 This Statement presents the planning case for the proposed development having regard to the site

and its surroundings, the planning history, and policy context. It considers the key policy issues

and planning merits of the proposed development. The statement is structured as follows:

• Section 2: provides a description of the site, its surroundings, an overview of the site’s

history, the proposed development and the pre-application consultation undertaken;

• Section 3: outlines the relevant planning policy context;

• Section 4: addresses the key planning considerations; and

• Section 5: provides a summary of conclusions.

1.3 Application Submission

1.3.1 The information prepared in support of this planning application follows pre-application

consultation with Bridgend County Borough Council planning officers. The application package

includes the following documents:

• Site location plan and a suite of application drawings;

• Pre-Application Consultation Report (WYG);

• Design and Access Statement (D&AS) (prepared by B+R Architects);

• Ecology Report (prepared by Just Mammals);

• Transport Statement (prepared by Corun);

• Lighting Statement (TBC); and


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• Drainage Technical Note (prepared by Jubb).


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2.0 The Site and Surroundings

2.1 The Application Site

2.1.1 The application site is located on Cowbridge Road (A48) at the south eastern edge of Bridgend.

The broadly rectangular site measures approximately 0.13ha. It is currently occupied by the Lidl

Distribution Centre building with surrounding parking and servicing area. The site is principally

accessed from the A48 to the south-west.

2.1.2 The site is bounded by undeveloped land to the north, other commercial units to the west and the

A48 and railway line to the south. Ford Motor Company’s Bridgend plant lies in close proximity to

the north-east.

2.1.2 The site lies within the Waterton Industrial Estate existing employment site, within the Bridgend

settlement boundary. The site does not lie within a conservation area. We understand there are

no TPOs on or near to the site. We confirm the site is not affected by any public rights of way. The

site lies in Flood Zone A and is considered to be at little to no risk of flooding.

2.2 Planning History

2.2.1 Bridgend Council’s online planning history records outlines historic applications at the site, albeit

these are not directly relevant to the current application proposals:

• P/00/408/FUL Construction of B8 Warehouse with associated offices, access, servicing and

parking. Granted September 2000.

• P/03/495/FUL Construction of a B8 Warehouse with associated offices, access, servicing and

parking. Granted June 2003.

• P/04/1010/FUL Relocation of Sprinkler Tank and new attenuation pond. Granted September

2004.

• P/12/354/FUL - Proposed Extension & Install New Grey PVC Membrane Over Ext Aluminium

Standing Seam Warehouse Roof. Granted June 2012.


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2.3 The Proposed Development

2.3.1 A Proposed Site Layout Plan is attached at Appendix A for reference.

2.3.2 It is proposed to extend the existing Distribution warehouse by 6,401sqm to provide:

• Provide a new 5,065sqm (GIA) warehouse extension;

• A two storey (1,180sqm GIA) extension to the administration office block;

• A 156sqm extension to the Goods Out Block to provide improved office and welfare facilities;

• a new 252 staff car park (including 40 electric spaces) and 14 Motorcycle spaces replacing

the existing 143 space car park;

• a new 11 space Accessible/Visitor car park and 76 space cycle parking adjacent to the

entrance of the administration office block;

• new heavy goods vehicles (HGV) hardstanding area for vehicle circulation and parking, and

• new external works including external seating and breakout space.

2.3.3 Internal reconfigurations are also proposed to be carried out within the existing Distribution Centre

Warehouse space.

2.3.4 The redevelopment proposal involves enlarging the operational area of the Distribution Centre,

extending the site’s footprint to the north-east and south-east of the existing site boundary onto

adjacent land owned by Lidl Great Britain Ltd. The extension will facilitate Lidl’s store expansion

programme in the Wales including opening new stores, updating existing stores and expanding its

product range including its Welsh line. Expansion will help increase the capacity of the warehouse

to supply more stores. Without the expansion products and operations including jobs will have to

be moved elsewhere.

2.3.5 The design of the development is described in detail in the Design and Access Statement

accompanying the application.


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2.4 Pre-application discussions

2.4.1 The application submission follows discussions between Lidl and LPA officers initiated in December

2019. Initial draft proposals were formulated and refined following officer feedback. Several

options for the design of the site were considered in the project’s initial stages, as detailed in the

Design and Access Statement accompanying the application (D&AS Section 4.0).

2.4.2 Pre-application advice provided by officers confirms the proposals constitute “major” development

and that statutory pre-application consultation is required. Officers advised that on the basis of

the information provided, it is unlikely that the proposals would constitute EIA development.

2.4.3 The site is not located in a “sensitive area” as defined in Regulation 2 of the EIA Regulations. The

application site is free of statutory constraints and does not contain any features that have been

designated for their environmental significance. In particular:

• The site does not lie within a designated conservation area and does not contain any

scheduled monuments, listed buildings or sites of archaeological importance.

• The site does not comprise a landscape of historical, cultural or archaeological significance

and does not lie within a registered historic park or garden.

• The site lies next to a SINC but is not designated for its nature conservation interest.

2.4.4 In our opinion and having regard to the thresholds and criteria set out in Schedules 2 and 3 of the

EIA Regulations the proposals should not be subject to environmental impact assessment.

Notwithstanding this, the application is supported by a number of technical assessments, the scope

and approach of which have been formulated in consultation with the LPA and other relevant

stakeholders.

2.5 Statutory Pre-application Consultation (PAC)

2.5.1 The Town and Country Planning (Development Management Procedure) (Wales) (Amendment)

Order 2016 (“the 2016 Order”) sets out the requirements to undertake pre-application consultation

in respect of all planning applications for major development.

2.5.2 As ‘major’ development the application is accompanied by a Pre-Application Consultation Report

(PAC) as required by Article 2F(1) of the 2016 Order. The PAC Report details the pre-application


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consultation carried out by Lidl; responses to the pre-application consultation; and how feedback is

addressed in the application proposals.


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3.0 Planning Policy Context

3.1 Introduction

3.1.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that planning

applications be determined in accordance with the Development Plan unless material

considerations indicate otherwise. This section provides an overview of extant and emerging

planning policy, as well as supplementary guidance produced by the Council.

3.1.2 The statutory Development Plan for the area is the Bridgend County Borough Council (BCBC) Local

Development Plan (LDP) (adopted 2013), supplemented by the Council’s Supplementary Planning

Guidance (SPGs). Other material considerations include the Welsh Government’s Planning Policy

Wales (PPW) and relevant Technical Advice Notes (TANs).

3.1.3 The key planning policies of relevance to the determination of the application are outlined below.

A detailed assessment of the accordance of the proposed development with these policies is

provided in Section 4 of this Statement.

3.2 Bridgend Local Development Plan (September 2013)

3.2.1 The key LDP policies of particular relevance to the proposed development are set out below:

3.2.2 Under Policy PLA1 Bridgend is designated the Primary Key Settlement in the borough which

provides a focus for development, at a scale commensurate within its primary role in the

settlement hierarchy. The regeneration of brownfield and under-utilised sites within defined

settlements that provide an appropriate mix of land uses will be permitted. (Policy PLA3)

3.2.3 Policy SP1 states development will be permitted where it provides the maximum benefits to

regeneration at a scale that reflects the role and function of settlements as set out in the

settlement hierarchy. In particular, development will be focused in, inter alia, the Bridgend

Strategic Regeneration Growth Area. Waterton Industrial Estate, in which the application site sits,

forms part of the Bridgend Strategic Regeneration Growth Area. Policy REG1 (8) allocates and

protects land for employment development at Waterton Industrial Estate for uses falling within

Classes B1, B2 and B8.


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3.2.4 Paragraph 5.1.1 states that the LDP Strategy recognises and acknowledges that the County

Borough has one of the highest rates of employment land development in South East Wales, and

that the strategy should maintain a healthy supply of employment land for continued investment,

ensuring choice and flexibility for developers.

3.2.5 Policy ENV15 states that all proposals for new built development should include provision for the

proper design, location, storage and management of waste generated by the development both

during construction and operation of the site.

3.2.6 Strategic Policy SP2 states all development should contribute to creating high quality, attractive,

sustainable places which enhance the community in which they are located, by, inter alia:

• Having a design of the highest quality possible, whilst respecting and enhancing local character

and distinctiveness and landscape character;

• Being of an appropriate scale, size and prominence;

• Using land efficiently by:

o being of a density which maximises the development potential of the land whilst

respecting that of the surrounding development; and

o having a preference for development on previously developed land over greenfield land;

• Safeguarding and enhancing biodiversity and green infrastructure;

• Incorporating appropriate arrangements for the disposal of foul sewage, waste and water;

• Make a positive contribution towards tackling the causes of, and adapting to the impacts of

Climate Change

3.2.7 Strategic Policy SP3 relates to transport. All development proposals should promote safe,

sustainable and healthy forms of transport through good design. Land-use transportation solutions

will therefore be required to deliver a more effective, efficient and accessible transport system.

Development should, inter alia: be located close to public transport facilities; reduce the negative

impact of road freight transport; improves road safety; make better use of the highway network;

provide appropriate standards of car parking.


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3.2.8 Policy PLA11 relates to parking standards all development will be required to provide appropriate

levels of parking. This should be in accordance with adopted parking standards.

3.2.9 Policy PLA4 states all development proposals will be required to make a positive contribution

towards tackling the causes of and adapting to the impacts of Climate Change and Peak Oil issues.

Development should promote sustainable building methods and drainage systems where

appropriate.

3.2.10 Under Policy PLA7 the A48 lying to the south of Waterton Industrial Estate is allocated and

safeguarded from development that would prevent the delivery of improved links to the National

Cycle Network in the Vale of Glamorgan.

3.2.11 Policy SP4 states development proposals will not be permitted where they will have an adverse

impact upon:

• The integrity of the County Borough's countryside;

• The character of its landscape;

• Its biodiversity and habitats; and

• The quality of its natural resources including water, air and soil.

3.2.12 Policy ENV4 (2) states development within or adjacent to a Site of Importance for Nature

Conservation (SINC) should be compatible with the nature conservation or scientific interest of the

area, whilst promoting their educational role. Developments which would have an adverse impact

on these sites will not be permitted unless the benefits associated with the development can be

demonstrated to outweigh the harm and/or the harm can be reduced or removed by appropriate

mitigation and/or compensation measures.

3.2.13 Policy ENV6 requires development proposals to, in the first instance, retain, conserve, restore and

enhance wherever possible existing: woodland, trees, hedgerows, wetlands, watercourses, ponds,

green lanes/wildlife corridors, geological features, and other natural features and habitats. Where

this is demonstrated not to be possible, suitable mitigation or compensatory measures will be

required to secure biodiversity including future management programmes.

3.2.14 Development proposals will only be permitted where it can be demonstrated that they would not

cause a new, or exacerbate an existing, unacceptable risk of harm to health, biodiversity and/or


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local amenity due to: air, noise, light, water pollution; contamination; land instability etc. (Policy

ENV7)

3.3 Supplementary Planning Guidance

3.3.1 Consideration has been given to the content and guidance set out within the following

Supplementary Planning Guidance (SPG) adopted by Bridgend County Borough Council:

SPG17 Parking Standards – This SPG is based upon CCS Wales Parking Standards 2008. It

provides guidance on the Council’s parking requirements for all forms of development, balanced

against the availability of alternative transport and community facilities.

SPG 19 Biodiversity and Development (2014) – the SPG expands on guidance contained

within the LDP on biodiversity issues.

SPG21 Safeguarding Employment Sites (2015) – This SPG supplements employment policies

SP9, REG1, REG2, and REG3 of the LDP.

3.4 Planning Policy Wales

Planning Policy Wales (Edition 10, December 2018)

3.4.1 In accordance with the Well-Being of Future Generations (Wales) Act 2015, the primary objective

of PPW, as set out at Paragraph 2.1, is “to ensure that the planning system contributes towards

the delivery of sustainable development and improves the social, economic, environmental and

cultural well-being of Wales”.

3.4.2 PPW sets out that in order to maximise well-being and the creation of sustainable places, the

concept of ‘placemaking’ should be at the heart of the planning system. It is stated at Paragraph

2.8 that development proposals “must seek to promote sustainable development and support the

well-being of people and communities across Wales. This can be done through maximising their

contribution to the achievement of the seven well-being goals and by using the five Ways of

Working, as required by the Well-being of Future Generations Act. This will include seeking to

maximise the social, economic, environmental and cultural benefits, while considering potential

impacts when assessing proposals and policies in line with the Act’s Sustainable Development

Principle”. Paragraph 2.9 goes on to clarify that “The most appropriate way to implement these


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requirements through the planning system is to adopt a placemaking approach to plan making,

planning policy and decision making”.

3.4.3 A set of ‘national sustainable placemaking outcomes’ are outlined within PPW, which it advises

should be used to inform the assessment of development proposals. The national outcomes are

defined as follows:

• Creating and Sustaining Communities

• Making Best Use of Resources

• Makes best use of natural resources

• Maximising Environmental Protection and Limiting Environmental Impact

• Growing Our Economy in a Sustainable Manner

• Facilitating Accessible and Healthy Environments

3.4.4 Paragraph 2.20 clarifies that “not every development or policy proposal will be able to demonstrate

they can meet all of these outcomes, neither can it necessarily be proved at the application or

policy stage that an attribute of a proposal will necessarily lead to a specific outcome. However,

this does not mean that they should not be considered in the development management process

to see if a proposal can be improved or enhanced to promote wider well-being. It is for developers

and planning authorities to identify these opportunities and act upon them”.

3.4.5 Previously developed (or brownfield) land should, wherever possible, be used in preference to

greenfield sites where it is suitable for development (para 3.5.1). Maximising the use of suitable

previously developed and/or underutilised land for housing development can assist regeneration

and at the same time relieve pressure for development on greenfeld sites (paragraph 4.2.17).

Economic Development

3.4.6 Paragraph 5.4.1 states that “For planning purposes the Welsh Government defines economic

development as the development of land and buildings for activities that generate sustainable

long-term prosperity, jobs and incomes”. Paragraph 5.4.2 goes on to confirm that “Economic land

uses include the traditional employment land uses (offices, research and development, industry

and warehousing), as well as uses such as retail, tourism, and public services”.


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3.4.7 Paragraph 5.4.1 also highlights that “The planning system should ensure that the growth of output

and employment in Wales as a whole is not constrained by a shortage of land for economic uses”.

Transport

3.4.8 A key objective of PPW is to encourage sustainable transport. It is highlighted at Paragraph 4.1.8

that “The Welsh Government is committed to reducing reliance on the private car and supporting a

modal shift to walking, cycling and public transport. Delivering this objective will make an

important contribution to decarbonisation, improving air quality, increasing physical activity,

improving the health of the nation and realising the goals of the Well-Being of Future Generations

Act”.

3.4.9 PPW sets out that the planning system has a key role to play in reducing the need to travel and

supporting sustainable transport, by facilitating developments which for example “are sited in the

right locations, where they can be easily accessed by sustainable modes of travel and without the

need for a car” (Paragraph 4.1.9).

3.4.10 PPW outlines the requirement to utilise a ‘sustainable transport hierarchy’ in relation to new

development, which prioritises walking, cycling and public transport ahead of the private motor

vehicles. Paragraph 4.1.12 sets out that “The sustainable transport hierarchy should be used to

reduce the need to travel, prevent car-dependent developments in unsustainable locations, and

support the delivery of schemes located, designed and supported by infrastructure which prioritises

access and movement by active and sustainable transport”.

3.5 Other Material Considerations

The Well-Being of Future Generations (Wales) Act 2015

3.5.1 The Well-Being of Future Generations (Wales) Act 2015 (which came into force on 1st April 2016)

requires “public bodies to do things in pursuit of the economic, social, environmental and cultural

well-being of Wales in a way that accords with the sustainable development principle”. The Act

sets out seven ‘well-being’ goals as follows:

• A prosperous Wales: An innovative, productive and low carbon society which recognises the

limits of the global environment and therefore uses resources efficiently and proportionately

(including acting on climate change); and which develops a skilled and well-educated


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population in an economy which generates wealth and provides employment opportunities,

allowing people to take advantage of the wealth generated through securing decent work.

• A resilient Wales: A nation which maintains and enhances a biodiverse natural environment with

healthy functioning ecosystems that support social, economic and ecological resilience and the

capacity to adapt to change (for example climate change).

• A healthier Wales: A society in which people’s physical and mental well-being is maximised and

in which choices and behaviours that benefit future health are understood.

• A more equal wales: A society that enables people to fulfil their potential no matter what their

background or circumstances (including their socio-economic background and circumstances).

• A Wales of cohesive communities: Attractive, viable, safe and well-connected communities.

• A Wales of vibrant culture and thriving Welsh language: A society that promotes and protects

culture, heritage and the Welsh language, and which encourages people to participate in the

arts, and sports and recreation.

• A globally responsive wales: A nation which, when doing anything to improve the economic,

social, environmental and cultural well-being of Wales, takes account of whether doing such a

thing may make a positive contribution to global well-being.

3.5.2 Within the Act, sustainable development is defined as follows: “the process of improving the

economic, social, environmental and cultural well-being of Wales by taking action, in accordance

with the sustainable development principle, aimed at achieving the well-being goals”.

3.5.3 The Act sets out that when making decisions, public bodies need to take into account the impact

they could have on people living in Wales in the future and must apply the sustainable

development principle in all decisions.

Technical Advice Notes (TANs)

3.5.4 Advice contained in the following Welsh Government TANs is also of relevance to the proposed

development:

• TAN 11 (Noise) – LPAs must ensure that noise generating development does not cause an

unacceptable degree of disturbance. Consideration should be given to the use of appropriate

conditions.


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• TAN 12 (Design) - provides advice in terms of seeking to achieve the objectives of good

design. It sets out 5 key aspects of good design relating to character; community safety;

environmental sustainability; access; and movement.

• TAN 18 (Transport) - Section 4 of TAN 18 relates to car parking. It is acknowledged that car

parking can take up large amounts of space in developments, which decreases density and

therefore can represent an inefficient use of land (Paragraph 4.1).

In respect of car parking standards, Paragraph 4.13 of TAN 18 stipulates that “Maximum

parking standards should not be applied so rigidly that they become minimum standards.

Maximum standards should allow developers the discretion to reduce parking levels”.

In regard to site accessibility, Paragraph 4.16 of TAN 18 indicates that “A site’s location and its

relative accessibility should inform guidance on maximum standards…” In respect of the

location of development, Paragraph 6.2 advises that “local authorities should promote walking

as the main mode of transport for shorter trips through the use of their planning and

transport powers”.

• TAN 21 (Waste) – A Waste Planning Assessment should be appropriate and proportionate to

the nature, size and scale of the development proposed.

National Development Framework (NDF) - DRAFT

3.5.5 The National Development Framework (NDF) is an emerging development plan still in its early

stages of preparation. It aims to set a strategy for addressing key national priorities through the

planning system, including sustaining and developing a vibrant economy, decarbonisation and

improving the health and well-being of communities.

3.5.6 The NDF will support national economic, transport, environmental, housing, energy and cultural

strategies; and sit alongside Planning Policy Wales (PPW), which sets out the Welsh Government’s

national planning policies. Consultation on the NDF ended 15th November 2019.


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4.0 Planning Considerations

4.1 Introduction

4.1.1 Section 38 (6) of the 2004 Planning and Compulsory Purchase Order Act states that planning

applications are to be determined in accordance with the Development Plan unless material

considerations indicate otherwise.

4.1.2 This section considers the principal planning and development matters arising from the proposed

development, drawing on the adopted Development Plan and other material considerations.

4.1.3 The key planning considerations associated with the proposed development are as follows:

• Principle of redevelopment;

• Ecology;

• Drainage;

• Design; and

• Transport.

4.1.4 These issues are discussed in further detail below.

4.2 Previously Developed Land

4.2.1 The application site is located within settlement limits and partly comprises previously developed

land. Not all previously developed land is suitable for development however the existing use (Class

B8) has subsisted harmoniously with adjacent land uses for numerous years. The proposal seeks to

make the best and most versatile use of PDL.

4.3 Principle of redevelopment

4.3.1 The proposed redevelopment constitutes the extension of an existing distribution building (Class

B8), the reconfiguration of its existing parking/ servicing area, and extended and improved office

and welfare facilities. The redevelopment seeks to make the best use of an existing Class B8

distribution site, precluding any potential need for additional development elsewhere. This is an

inherently sustainable approach to delivering future development needs.


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4.3.2 As outlined in Section 3.0, Policy PLA1 of the LDP designates Bridgend as a Primary Key Settlement

which provides a focus for development, at a scale commensurate to its primary role in the

settlement hierarchy. The regeneration of brownfield and under-utilised sites within Bridgend is

encouraged under Policy PLA3. Indeed, the LDP seeks that development be focused in the

Bridgend Strategic Regeneration Growth Area under Policy SP1, in which the application site sits.

Under Policy REG1 (8) land within the Strategic Regeneration and Growth Area, including the

application site, is allocated/protected for employment development at Waterton Industrial Estate

for uses including Class B8 - the site’s existing and the proposed use.

4.3.3 The proposed development will deliver an increase of 50-60 jobs in the long term while also

allowing store expansion which will have further net gain in jobs and investment for Wales. Any

additional products to a Welsh line expansion would also have a wider beneficial impact across the

food manufacturing industry across Wales.

4.3.4 The LDP seeks the efficient use of land, this means increasing development density on existing

sites where it is appropriate (Policy SP2). The proposed development will ensure that the most

efficient use of an existing distribution site; in accordance with key sustainability objectives.

4.3.5 In light of the above policy considerations the redevelopment of the site to provide additional Class

B8 floorspace and its associated development is considered to be acceptable in principle.

4.4 Ecology

4.4.1 Policy SP4 requires development to, inter alia, safeguard the borough’s biodiversity and habitats.

Policy ENV6 requires development proposals to, in the first instance, retain, conserve, restore and

enhance wherever possible existing natural features and habitats. Where this is not to be possible,

suitable mitigation or compensatory measures will be required to secure biodiversity including

future management programmes.

4.4.2 The Council’s pre-application advice states the Council will defer to Natural Resources Wales on

matters of ecology in respect to the proposals.

4.4.3 An Ecological Survey prepared by Just Mammals accompanies the application. As set out above,

the survey explains that the redevelopment proposals involve extending onto land adjacent to the

existing site, part of this land includes the Waterton Alderwood Site of Importance to Nature

Conservation (SINC).


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4.4.4 Historic surveys of the adjacent land to the east of the warehouse site identified the presence of

dormice within the woodland area of the neighbouring Waterton Alderwood (SINC). A dormouse

survey reported dormouse nests in September and October 2017. A refresher assessment of the

adjacent site owned by the Welsh Government in December 2019 in which no evidence for the

presence of dormice was found. Notwithstanding this, land proposed for development does

presently contain scrub habitat considered suitable for supporting dormice, with sufficient

connectivity from the Waterton Alderwood SINC onto the proposed development land. It is noted

dormice are a legally protected species and priority species in the Bridgend LDP. Therefore,

removal of this potential habitat is subject to European Protected Species licence to be issued by

Natural Resources Wales, following any grant of planning permission.

4.4.5 In light of the above a scheme of mitigation is proposed to mitigate the proposed loss of potential

habitat. It is proposed to create a new buffer zone within the boundary of the north-east

extension to be enhanced with planting and seeding and managed to benefit wildlife. In addition,

it is proposed to retain an area of habitat at the south-east end of the extension area, adjacent to

the railway line. Furthermore, existing vegetation along the retained north-west and south-west

boundaries of the warehouse facility are proposed to be modified and enhanced to promote nature

conservation.

4.4.6 A detailed Ecological Method Statement (EMS) will be provided in support of any subsequent EPS

license application, including details of a monitoring/management programme.

4.4.7 Subject to the recommended mitigation proposals outlined above the redevelopment is considered

to suitably mitigate biodiversity potential at the site, in accordance with Policies SP4 and ENV6 of

the LDP.

4.4.8 Further details are provided in the Ecological Survey which accompanies the application.

4.5 Drainage

4.5.1 Policy PLA4 seeks to ensure sustainable drainage systems are promoted where appropriate.

4.5.2 The application is accompanied by a Drainage Technical Note, prepared by Jubb Consultants who

have been in pre-application consultation with Bridgend Council (as Sustainable Urban Drainage

Approval Body (SAB)). Discussions with the Council have confirmed the drainage scheme should

accord with SUDs requirements.


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4.5.3 The existing building and hardstanding areas are served by separate surface and foul water

networks. For foul water, the development proposals include installing an AdBlue fuelling station;

this area will be bunded and served by a gully to prevent potential spillages. It is anticipated foul

water connections will be connected to the existing foul water network.

4.5.4 The surface water proposals feature sustainable measures such as permeable paving (car park),

rainwater pipes (roof) and drainage/gullies (yard). These will drain into SuDS features such as

filter drains, bioretention systems and a full retention interceptor to improve water quality.

4.5.5 The drainage proposals have been formulated in consultation with BCBC as SAB (SuDs Approval

Body). Further details can be found in the Drainage Strategy which accompanies the application.

We confirm a SAB application for the drainage surface water drainage proposals will be submitted

to BCBC as SAB Approval Body. The proposed development incorporates SuDs and is considered

to accord with Policy PLA4 of the LDP.

4.6 Design

4.6.1 The design of the proposals has been formulated following thorough contextual analysis of the site

and pre-application consultation with planning officers. The submitted proposals have evolved

from a conceptual design which led to a number of iterations before the submitted proposals were

worked up to a detailed form; this follows pre-application design engagement with key

stakeholders and is detailed in Section 4.0 of the Design and Access Statement accompanying the

application.

4.6.2 As outlined in Section 3.0 of this Statement, Strategic Policy SP2 of the LDP requires development

that contributes to creating high quality, attractive, sustainable places. Development must have

the highest design quality possible, whilst respecting and enhancing local character and

distinctiveness and landscape character. Development should be of an appropriate scale, size and

prominence.

4.6.3 Building scale and form: Pre-application feedback from the LPA identifies the Distribution

Centre as a significant building but one which is part of a complex of large industrial buildings.

The submitted application drawings illustrate the main extension is proposed to integrate

seamlessly with the existing built form of the building at its eastern elevation. Similarly, the

proposed administration building extension closely matches the existing administration building in

scale and form.


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4.6.4 Materials: The site and surroundings are distinctly industrial in character. The proposals seek to

mirror the existing building materials and create a contemporary appearance that is functional.

Aluminium cladding panels are proposed to match existing cladding and align with Lidl’s corporate

identity. Precast concrete at lower levels providers a robust design and reduces need for add-on

protection. PVC widows will match existing at the administration office.

4.6.5 Materials to be used will be durable and low maintenance, with long life cycles. The proposed

development will be constructed to comply with current building regulation standards for energy

efficiency.

4.6.6 Legibility and Access: The site is private property not frequented by the public. Nevertheless,

the redevelopment will ensure the site remains safely and conveniently accessed from the existing

local road network. The proposed development will not result in any unacceptable effects upon

the local highway layout, as detailed in the submitted Transport Assessment.

4.6.7 In summary, the submitted D&AS demonstrates a high design quality which is fully consistent with

the scale and built form of the existing building proposed to be extended, and in keeping with the

wider industrial character of the site’s surrounds. The development is of an appropriate scale, size

and prominence. The redevelopment is considered to accord with Policy SP2 of the LDP.

4.7 Transport

4.7.1 As outlined in Section 3.0 above, all development proposals should promote safe, sustainable and

healthy forms of transport. Development should be located close to public transport facilities;

reduce the negative impact of road freight transport; improves road safety; make better use of the

highway network; provide appropriate standards of car parking (Policy PLA11).

4.7.2 The proposed site access will be as per the existing situation. The TS finds the local highway

network to evidently be designed for the industrial nature of the surrounding area, with generous

carriageway widths and geometry to facilitate the swept path requirements of articulated vehicles.

4.7.3 In respect to public transport the TS finds the nearest bus stop (south east bound) is on the A48,

approximately 430m away. Whilst this lies just beyond the Institution of Highways and

Transportation (IHT) recommended the proximity the TS finds this is not considered a barrier to

usage and the site is reasonably well located to help encourage travel by bus.


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4.7.4 The nearest railway station is in Bridgend town centre, which, based on an average walking speed,

represents an approximate walking time of 36 minutes. Travel by train as part of a multi-modal trip

is considered an option for staff at the site.

4.7.5 With reference parking, the site is categorised as Zone 5. Adopted parking standards require that

distribution centres (>1000m2 GFA) provide operational parking at 25% of the GFA and non-

operational parking at 1 space per 80m2. Based on the total proposed building area of 38,775m2

GFA, approximately 9,694m2 should be allowed for operational use and a maximum of 485 non-

operational parking spaces provided.

4.7.6 At present, there are 143 standard on-site parking spaces; a maximum of 405 are permitted by the

SPG for the existing GFA (based on 32,374m2). The existing provision is therefore 35% of the

maximum allowed.

4.7.7 The proposal involves increasing the parking provision to 263 on-site spaces. Of these, 11 will be

disabled bays and 40 will allow electric vehicle charging. The proposed provision is therefore 54%

of the maximum allowed and therefore offers significant betterment over the existing parking

scenario.

4.7.8 With regards to cycle parking, the parking standards require one space per 500m2 (75 spaces).

The proposal allows for 76 secure, sheltered cycle parking in the form of ‘Sheffield’ style stands,

which complies with the parking standards. Accordingly, car and cycle parking are considered to

accord with adopted SPG standards and Policy PLA11 of the LDP.

4.7.9 In respect of impact of the wider local highway network the TS assesses the proposed

development as generating a negligible quantum of additional vehicular trips; it finds this is

unlikely to have an adverse impact on local highway safety or its operation.

4.7.10 In light of the above, the proposed development is considered to comply with relevant LDP and

SPG Policies in: ensuring safe and convenient access; giving rise to no undue impact on the local

highway network; and delivering an appropriate level of car and cycle parking.

4.8 Noise and Air Quality

4.8.1 In respect to noise, it is recognised by officers that the application site location is not particularly

sensitive. Noise levels around the site are likely to be dominated by road traffic noise from the

surrounding industrial estate and industrial practises within the vicinity. Officers have


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acknowledged that sensitive receptors are located some distance from the proposed development.

Indeed, the nearest residential properties lie approximately 1km to the south west of the site.

Existing ambient noise levels will be reflective of the site’s industrial location. All areas of the

proposed development site are likely to fall within Noise Exposure Categories A-B (i.e. acceptable

subject to mitigation where appropriate). In accordance with TAN 11 and Policy ENV7 of the LDP

the development is considered likely to be acceptable from a noise perspective. Accordingly, a

noise assessment is not considered necessary.

4.8.2 Regarding air quality, the site does not lie within an air quality management area (AQMA). The

potential effects during the construction phase of any development granted include fugitive dust

emissions from site activities such as demolition, earthworks and construction. The potential

impacts during the operational phase include exhaust emissions from additional road traffic

generated and plant omissions.

4.8.3 During the construction phase, increased levels of dust and particulate matter may be experienced

before using any mitigation and control measures. However, these are predicted to be short-term

and temporary impacts. Throughout this period, the potential impacts from construction on air

quality will be managed through site-specific mitigation measures which will be detailed as part of

a Construction Environmental Management Plan (CEMP) and may include:

• Erect solid screens or barriers around dusty activities;

• Keep site fencing, barriers and scaffolding clean using wet methods;

• No idling vehicles (switch off engines);

• Only use cutting, grinding or sawing equipment fitted or in conjunction with suitable dust

suppression techniques such as water sprays or local extraction;

• Ensure vehicles/skips are covered to prevent escape of materials during transport;

• Implement a wheel washing system.

4.8.4 The CEMP can be secured by planning condition as part of any consent granted. With appropriate

mitigation, effects from the development are not likely to be significant.


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4.8.5 Following the adoption of the recommended mitigation measures to be outlined in the CEMP the

development is considered likely to be acceptable from an air quality perspective in accordance

with Policy ENV7 of the LDP.

4.9 Lighting

4.9.1 The application is supported by a Lighting Assessment. The assessment identifies the conditions of

the current site which, along with its surroundings, can be categorised within ILP Environmental

Zone E3.

4.9.2 Based on the Ecology Report which accompanies the application, the lighting strategy has sought

to minimise levels of lighting through: designing to the relevant British Standard; minimising the

effects of obtrusive light on existing and future vulnerable areas; and meeting the obtrusive light

limitation for exterior lighting specified for ILP Environmental Zone E1.

4.9.3 The lighting assessment has identified the limited effects of obtrusive light on vulnerable areas,

and where needed has set out mitigation measures to further reduce those effects and meet the

requirements of ILP Environmental Zone E1 limits.

4.9.4 Subject to the incorporation of the assessment’s recommendations, the proposed lighting scheme

is considered to accord with Policy ENV7 of the LDP.


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5.0 Conclusions

5.1.1 It is proposed to extend the existing Distribution warehouse by 6,401sqm to provide additional

warehouse space, administration office space and improved office/ welfare facilities. Extension/

reconfiguration of the existing car park and servicing area is also proposed.

• The application site is brownfield land within the Bridgend settlement boundary. It lies within

the Bridgend Strategic Regeneration Growth Area which provides a focus for economic

development of Class B1, B2 and B8 uses. Redevelopment of the site for improved Class B8

usage is considered acceptable in principle;

• The proposals involve developing onto undeveloped land at the north-east and south-east of

the existing site boundary. An ecological scheme of mitigation is proposed. A detailed

Ecological Method Statement (EMS) will support an EPS license application following the grant

of any planning permission. The redevelopment is considered to suitably mitigate biodiversity

potential at the site, in accordance with Policies SP4 and ENV6 of the LDP.

• Drainage proposals have been formulated in consultation with BCBC as SAB. The proposed

development incorporates SuDs and is considered to accord with Policy PLA4 of the LDP.

• The accompanying Design & Access Statement demonstrates a high design quality which is fully

consistent with the scale and built form of the existing building proposed to be extended, and in

keeping with the wider industrial character of the site’s surrounds. The development is of an

appropriate scale, size and prominence. The redevelopment is considered to accord with Policy

SP2 of the LDP.

• The proposed redevelopment has been assessed as generating a negligible quantum of

additional vehicular trips on the local highway network. In addition, an LDP and SPG compliant

quantum of cycle and car parking is proposed. Accordingly, the redevelopment is considered to

accord with Policy PLA11 of the LDP and SPG on parking standards.

• Subject to appropriate mitigation the effects of the development on the local noise and air

quality environment are not likely to be significant.

• Subject to the implementation of the recommendations of the accompanying lighting

assessment the proposed lighting scheme is considered to accord with Policy ENV7 of the LDP.


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5.1.2 The proposal is considered to be in accordance with the relevant provisions of the adopted LDP,

SPG and prevailing PPW guidance which weighs firmly in favour of permitting the proposals.


Appendix A – Proposed Site Layout Plan

Documents

Lidl Great Britain Ltd Redevelopment of Lidl …...Lidl Distribution Centre, Waterton Industrial Estate, Bridgend 1 1.0 Introduction 1.1 The Proposal 1.1.1 On behalf of the Applicant,