Veolia, Edgar Mobbs Way, Northampton€¦ · 2013), nonetheless Veolia remains committed to developing a successful design solution which is viable, attractive and fit for purpose

Prepared on behalf of Stephen George & Partners | October 2018

Planning Statement

Veolia, Edgar Mobbs Way, Northampton

Report Control

Project: Veolia, Edgar Mobbs Way, Northampton

Client: Stephen George & Partners LLP

Reference: 18.3032

File Origin: Document1

Primary Author Laura McCombe

Checked By: Nigel Harris

Issue Date Status Checked By

1 18.10.2018 Draft NH

TABLE OF CONTENTS

Introduction 2

The Proposal 3

Site and Surrounding Area 7

Planning History 8

Planning Policy Context 9

Assessment 12

Conclusion 14

Planning Statement | Veolia, Site 7c, Edgar Mobbs Way

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INTRODUCTION

This Planning Statement has been prepared by Boyer in support of the full planning application

for the erection of a waste transfer building (mixed B2/B8 use), including two ancillary office

buildings (B1 use), two weighbridges, vehicle fuel station, vehicle wash bay, sprinkler tanks

and pumphouse, together with associated access, landscaping, parking and retaining wall

structures at Site 7C, Edgar Mobbs Way, Northampton.

The Statement describes, firstly, the application proposal, the application site and the

surrounding area and goes on to examine the relevant planning history of the site. Thereafter,

it sets out the planning policy considerations and assesses the proposal against the

Development Plan and other material considerations before setting out the conclusions.

The full planning application is supported by the following plans and documents;

Site Location Plan

Site Layout

Site Layout – Surface Finishes

Site Layout – Soft Landscaping

Site Layout – Proposed Bat & Bird Box Locations

Waster Transfer Building Plans

Waster Transfer Building Elevations

Office & Welfare Building Plans

Office & Welfare Building Elevations

Transport Assessment (To be issued post submission)

Travel Plan (To be issued post submission)

Adoptable Highway Works

Noise Impact Assessment (To be issued post submission)

Flood Risk Assessment & Drainage Statement

Drainage Strategy

Construction Environmental Management Plan

Phase 2 Geo-Environmental Assessment

Stockpile Removal Letter Report

Waste Assessment

Remediation Strategy Report

Ecology Assessment

Reptile Survey


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THE PROPOSAL

This section briefly describes the general design and layout of the proposed development and

highlights the main elements. The development proposed is principally a new transfer station

to service Veolia’s municipal contracts and trade waste collection business.

The development consists of the following main features:

Purpose built office and welfare facilities;

2 weighbridges;

A proposed building for the bulking and transfer of collected materials;

Processing of delivered residual wastes in the new building to segregate recyclable

materials for off-site reprocessing;

Fire water tank and associated pump house to feed a fire suppression system;

Cycle store;

44 car parking spaces, of which 2 will be dedicated for disabled users;

24 RCV parking spaces;

Vehicle wash;

Site drainage and surfacing;

Fuel tanks.

Whilst it has not been necessary to prepare a Design and Access Statement to accompany

this planning application (as a consequence of new measures that were introduced in June

2013), nonetheless Veolia remains committed to developing a successful design solution

which is viable, attractive and fit for purpose. Accordingly, what is proposed is a modern,

functional transfer facility which has been designed by experienced specialists and supported

by sufficient vehicular parking and adequate servicing/circulation areas. Full details of the

proposed buildings are provided below.

The proposed development has evolved in order to respond positively to the site’s conditions

whilst importantly also acknowledging its existing employment location. The main elements of

the proposed operations are described in more detail below, including details of their physical

characteristics, and where appropriate, details are also provided for the processes and

operations associated with each.

Offices/Welfare Facilities

The development will include a two storey office and welfare facility. This includes the

weighbridge and site operations offices, as well as eating and hygiene facilities for the staff

based at and visiting the site. The office will be finished in brickslip cladding (7471 Flame

Wirecut from the Britannia range) and a pitched tiled roof (Metrotile Ipanel Coal Black). All

facia’s, window frames and doors will be finished in dark grey (RAL 7016).


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Waste Transfer Building

The proposed building will be located on the western boundary of the application site.

Internally within the building there will be a series of precast concrete push walls with bays

delineated for the receipt of delivered material. The building has been sized according to the

maximum potential annual tonnage to be collected by the local business and is sufficient to

accommodate material in the event of restrictions on-site, or at the off-site receiving facility

(e.g. during periods of maintenance/ shutdown).

The recyclable fraction will arrive separately to the residual waste and will be tipped into

designated bays within the building. The residual waste and recyclable waste will be kept

separate and bulked for onward collection/ transit to an approved recycling facility. Mobile

plant will be used to move the waste around the building and load the HGVs.

Typically there will be a wheeled loading shovel and a 360 degree material handler operating

within the building. Bulk vehicles would be loaded with residual waste and bulked recyclates

within the confines of the main building for export off-site. However, certain receiving facilities

may prefer to receive the material baled and wrapped. Therefore, it is proposed to potentially

install required equipment in the building at a later date dependent upon the requirements of

the receiving facility.

The waste delivered to the site will be predominantly dry materials such as paper, cardboard,

plastic, glass etc. with small quantities of metals and similar materials. There will be no specific

food deliveries to the site, with all food collections being delivered directly to a third party site

nearby and hence the material will not be odorous. That is not to say that there will not

occasionally be small items of discarded food within the waste, but it is the Applicant’s

experience that with the materials handled, odour is not a significant issue.

There will be no external storage of waste or recyclates.

It is expected that there will be approximately 105 waste deliveries per day (or 211

movements). Delivery vehicles will be refuse collection vehicles and skip container vehicles of

various sizes. There will also be approximately 9 bulk loads (or 18 movements) removed from

the site each day on average.

Hours of Operation

The majority of operations on-site will be between the hours of 0700 – 1900 Monday to Friday,

with reduced activity on weekends and Bank Holidays. There will, however, be some level of

activity outside these hours and indeed there will potentially be operations on a 24hr per day

basis. It is therefore important to understand the nature of the operations at the site.

There are two distinct elements to the operation, commercial and municipal.

Commercial operations generally begin early with vehicles leaving site to begin their collection

rounds from 04:00, depending on the areas they serve. This allows the vehicles to get into the


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town centres to service commercial premises, collect and leave before restrictions on vehicle

movements come into effect. Once the vehicles have completed their collection round they

will return to the site to deposit their load. The first of these will begin to arrive at around 08:00,

but the majority will arrive after 08:00. There will then be a steady series of visits during the

course of the day and reducing significantly after 15:00.

Municipal collection activities begin later, generally with the first collection rounds beginning at

07:00. The municipal vehicles will be based at a separate site. The first deliveries to the

application site will generally be from approximately 11:00, rising to a peak of deliveries around

13:00 and continuing until about 16:00. There will then be a sharp reduction in deliveries to

the site up until about 19:00, by which time deliveries will usually cease. The majority of vehicle

movements at the site fall outside am and pm peak.

There will then be occasional deliveries after 19:00. These are generally either as a result of

vehicles returning late to the site because of of traffic or mechanical issues, to serve specific

locations that have an operational need for late collections, or to serve specific events, such

as festivals during the summer or events at Christmas. These after-hours operations are

infrequent, but are undertaken to serve an essential need for waste management.

Weighbridge

A new weighbridge would be installed on the proposed access to the development and a

second weighbridge on the exit. All vehicles weigh in and out of the site. The site will only

accept waste either from Veolia vehicles or companies with which Veolia has an existing

contract for pre-arranged deliveries. There will be no third party deliveries. This arrangement

will ensure access to the site is unhindered at all times. There will be sufficient space for a

minimum of 4 vehicles to be weighed or waiting to ensure vehicles do not queue onto the

highway.

Pedestrian Safety Measures

There will be specific pedestrian circulation areas and these will be segregated from the

vehicle areas and clearly demarked and barriered, where necessary, to segregate pedestrians

and vehicles to provide a safe system of movement. Specific pedestrian access routes are

provided from Edgar Mobbs Way and the car parking area, to allow pedestrians to reach the

office buildings without coming into conflict with commercial vehicles. Specific crossings are

provided from the RCV parking areas to allow drivers safe access to and from their vehicles.

Fencing, Gates and CCTV

The site will be secured using fencing. The site security will be further improved through

installation of adequate lighting and CCTV cameras with complete site coverage.

Fire Suppression

The building will be equipped with a sprinkler system and designed to contain water from the

sprinkler system and fire-fighting activities to prevent any potentially contaminated water


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running off the site. Details of the fire suppression systems will be dealt with as part of the

Environmental Permit for the site and precise details of the internal arrangements will be

agreed with the Environment Agency. A water tank to supply the sprinkler system will be

located to the south of the transfer building. There will also be a pump house to enclose the

water pump.

Fuel Storage

The bunded fuel tanks will be located on the E boundary of the site and will be accessible to

HGVs, as required. The tanks will be fully bunded to ensure compliance with regulatory and

relevant pollution prevention advice.

Vehicle Wash

A vehicle wash will be located to the south of the transfer building and will be used to clean

the RCVs. The washbay will be fitted with 3.5m high screen to three sides to ensure all wash

water is contained with the bay.

Vehicular Access

The vehicle access will be from Edgar Mobbs Way. Given the site location and the anticipated

numbers of deliveries involved, vehicles will be readily able to access the site at all times

without any queuing onto the public highway. In the event of unforeseen problems which

mean vehicles cannot enter the waste transfer area, there are 15 RCV parking spaces

between the Edgar Mobbs Way junction and the weighbridge and the vehicles will be parked

in these bays whilst they wait to enter the waste management area.


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SITE AND SURROUNDING AREA

The Application Site is located to the south of Northampton, approximately 1 mile to the south

west of the town centre. Northampton is the Borough Council’s Principle Urban Area and the

site lies within the Northampton Waterside Enterprise Zone. The site extends approximately

100 hectares and is situated between two existing business uses and fronts on to Edgar Mobbs

Way. It comprises an area of undeveloped remediated land which is covered in wild shrub

and grass land with an established singular vehicular access from Edgar Mobbs Way.

Figure: 1 Site Location Plan

The surrounding area comprises a mix of business uses which amongst others, includes trade

counters, haulage companies and manufacturing businesses. As such, the surrounding

buildings are predominantly large scale and industrial in character.


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PLANNING HISTORY

Reference no. N/2016/0178 - Erection of a unit for general industrial use (class B2) and

storage and distribution (use class B8) including mezzanine floor, office accommodation (use

class B1), associated car parking, service yard, new sprinkler tank and pump house, external

lighting, boundary treatments, hard surfacing & landscaping (Approved).

Reference no. N/2016/0015 - Outline application (all matters reserved except access) for

removal, levelling and remodelling of the earth mound and development of the site for business

(Use Class B1), general industrial (Use Class B2) and storage and distribution (use class B8)

(Approved).

N/2017/0887 - Reserved matters application pursuant to outline planning permission

N/2016/0015 (Removal, levelling and remodelling of the mound and development for business

(use class B1), general industrial (use class B2) and storage and distribution (use class B8))

for the erection of 3no buildings (B1/B2/B8 uses) comprising small industrial/warehouse units.

Together with all associated parking, servicing and landscaping (Approved).

N/2017/1080- Display of advertisement (Approved)


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PLANNING POLICY CONTEXT

Section 38(6) of the Planning and Compulsory Purchase Act 2004, section 70(2) of the Town

and Country Planning Act 1990 and paragraph 2 of the National Planning Policy Framework

(2018), states that planning law requires applications to be determined in accordance with the

Development Plan, unless material planning considerations indicate otherwise. In this case

the Development Plan is the Northampton Local Plan (1997), The West Northamptonshire

Joint Core Strategy Local Plan (Part 1) and the Minerals and Waste Local Plan (2017).

Northampton Borough Council are in the process of preparing the Northampton Local Plan

Part 2, which will provide detailed planning policies to guide development across the Borough

and will replace the saved policies of the Northampton Local Plan (1997). In accordance with

paragraph 48 of the Framework, Local Planning Authorities may give weight to relevant

policies in emerging Local Plans according to its state of preparation, extent of unresolved

objections and its degree of consistency with the Framework.

Northampton Local Plan (1997)

Policy E20 requires proposals to be of a design which reflects the character of the site and

surrounding area and sited to ensure adequate standards of privacy, daylight and sunlight.

Policy B17 states that planning permission for open storage, salvage and recycling will be

granted where the proposed development would not have a significant effect on the amenity

of neighbouring residential properties, would include an acceptable detailed landscaping and

would be within the existing curtilage of an established commercial site.

Policy T12 states that ‘planning permission for development requiring servicing by commercial

vehicles will be conditional on adequate provision for parking, manoeuvring and safety for both

operators and users’.

The West Northamptonshire Joint Core Strategy Local Plan (Part 1)

Policy SA reiterates the presumption in favour of sustainable development set out in the

Framework and states that ‘planning applications that accord with the policies in this Local

Plan (and, where relevant, with policies in other Local Plans and Neighbourhood Plans) will

be approved without delay, unless material considerations indicate otherwise.’

Policy S1 outlines the Local Planning Authorities distribution of development which will

primarily be located in and adjoining the principal urban area of Northampton.

Policy S7 states that provision will be made for a minimum net increase of 28,500 jobs in the

period 2008-2029.

Policy S8 seeks to direct the majority of new employment growth towards the principal urban

area of Northampton and seeks the provision of industrial/mixed/office development in the

Northampton Waterside Enterprise Zone.


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Policy S10 outlines the Borough Council’s sustainable development principles which amongst

others includes achieving the highest standards of sustainable design, being designed to

improve environmental performance and maximising opportunities for reuse and recycling.

Policy C2 states that new development will be expected to maximise travel choice from non-

car modes and mitigate its effects on the highway network.

Policy E1 states that ‘to help support a vibrant, successful and developing local economy

existing and allocated employment sites and industrial estates across West Northamptonshire

will be retained for uses within use Classes B1, B2, B8 and appropriate non-B employment

generating uses’.

Policy E3 sets out the Local Planning Authority’s aim to negotiate a range of business unit

sizes within the Northampton Enterprise Zone.

Minerals and Waste Local Plan (2017)

Policy 11 sets out Northamptonshire’s spatial strategy for waste management and in the main,

it seeks to direct development towards the key urban areas, including Northampton, and seeks

for facilities to be co-located together with other complementary activities.

Policy 12 outlines the development criteria for non-inert and hazardous waste management

facilities. Amongst other things, development proposals must promote the development of a

sustainable waste network, establish the need for the facilities and conform with the principles

of sustainability.

Northampton Local Plan Part 2

The Northampton Local Plan (Part 2) is at an early stage of preparation and the Council are

currently analysing the responses from the site consultation which took place in

September/October 2017. The Local Planning Authority are intending to publish the Local Plan

for consultation next year.

Development and Implementation Principles (Supplementary Planning Document)

The Supplementary Planning Document does not form part of the statutory Development Plan,

however it provides detailed guidance on the Mineral and Waste Development Framework.

Box SPD3 sets out design principles for waste development which includes, but is not limited

to, ensuring that the design is holistic and high quality, incorporates sustainable development

practices and ensures the site access is well maintained and acts to reduce the visual impact

of the site.


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National Planning Policy Framework (2018)

The revised National Planning Policy Framework was published on 24th July 2018 and it sets

out the government’s planning policies for England.

The presumption in favour of sustainable development is outlined in paragraph 11 of the

Framework. There are three strands to achieving sustainable development which includes

economic, social and environmental objectives, which should be delivered through the

preparation and implementation of plans and the application of the policies in the Framework.

Section 6 states that planning decisions should ‘help create the conditions in which businesses

can invest, expand and adapt. Significant weight should be placed on the need to support

economic growth and productivity, taking into account both local business needs and wider

opportunities for development’.

Section 9 sets out the Government’s aim to promote sustainable transport. It states that when

assessing development proposals, it should be ensured that appropriate opportunities to

promote sustainable transport modes can be or have been taken up, safe and suitable access

can be achieved and any significant impacts from the development can be mitigated to an

acceptable degree.

Section 12 outlines the Government’s aim for achieving well-designed places which is

fundamental to achieving sustainable development. Amongst others, planning decisions

should ensure that proposals add to the overall quality of the area for the lifetime of the

development, are visually attractive as a result of good architecture and are sympathetic to

the local character.


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ASSESSMENT

Principle of Development

The Application Site is situated in a highly accessible and sustainable location within the

Northampton Waterside Enterprise Zone. As set out in the aforementioned planning policy

context section, the Local Planning Authority actively supports the provision of employment

development within the Enterprise Zone. The proposed development would enable Violia to

meet the operational needs of their business and would result in the provision of 5 full-time (or

equivalent) employment opportunities. Therefore, not only would the development be

compliant with Policy S8 and E3 of The West Northamptonshire Joint Core Strategy Local

Plan (Part 1), it would also contribute to the Local Planning Authority’s overarching aim of

providing employment opportunities in the local area.

Locally, Veolia has recently won the municipal contract for Northampton Borough Council, but

also collects and manages commercial waste on behalf of customers, predominantly within

Northamptonshire, Bedford, Milton Keynes, Bletchley and intervening areas.

Veolia’s commercial collection service involves the separate collection of recyclable waste

along with residual waste. Currently this material is managed through the transport of waste

to a number of sites which are a mixture of Veolia’s own facilities, but also third party transfer

stations, waste treatment and disposal facilities across the area. Often the point at which the

waste is handled is a substantial distance from its source, leading to inefficient collections and

an inefficient use of fuel with consequent CO2 emissions. Veolia anticipates developing their

Northamptonshire trade waste collection business further, as greater attention is focused on

businesses across the UK dealing with their waste more sustainably and expecting

responsible contractors to offer up innovative solutions.

The purpose of the new facility is therefore to both provide better recycling facilities, but also

to minimize the distance waste is transported. In order to minimize vehicle miles, the

commercial collection fleet will also be based at the site, such that they can park up on site

once they have delivered their final load of the day.

The Applicant has clearly identified a need for the facility and the proposal would not conflict

with Northamptonshire’s spatial strategy for waste management. Furthermore, it would

support and promote a sustainable waste network, facilitate the efficient collection and

recovery of waste materials and would conform to the principles of sustainable development.

Thus, the proposal is in accordance with Policies SA, S8 and E3 of The West

Northamptonshire Joint Core Strategy Local Plan (Part 1), Policies 11 and 12 of The

Northamptonshire Minerals and Waste Local Plan (2017) and the National Planning Policy

Framework.


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Impact on the Character of the Site and Surrounding Area

As set out in section 2 of this Statement, the proposed development comprises of a purpose

built office and welfare facility, 2 no. weighbridges, a building for the bulking and transfer of

collected materials and a cycle store. The proposed buildings are all situated to the west of

the site, with the exception of the cycle store which would be sited adjacent to the car park.

The proposed car parking would be situated in the site’s north western corner and the RCV

parking would be situated to the west and the container storage area to the rear. The proposed

development would be bounded by a retaining wall and the development would be partially

screened from the street scene by the proposed landscaping along the northern boundary.

It is considered that given the industrial/business nature of the surrounding area, the proposed

development would appear in keeping in terms of the site layout, design and scale of the

proposed buildings. Moreover, the landscaping along the front of the site would provide a

positive contribution to the street scene. The proposed development is therefore considered

to be in accordance with Policy E20 of the Northampton Local Plan (1997) and Section 12 of

the National Planning Policy Framework.

Impact on Neighbouring Amenity

The surrounding commercial/industrial land uses are not particularly sensitive in terms of

impact on neighbouring amenity. The waste which will be delivered to the site will

predominantly be dry materials and there will be no materials which would be odorous. The

Applicant has advised that on occasions, small items of discarded food are within the collected

waste. However, given the frequency of this occurring and that it would only be small items, it

is considered that this would not result in a significant harm to neighbouring amenity.

Full details of the proposed hours of operation are set out above. Despite the fact that the site

has the potential to operate on a 24hr per day basis, the majority of the operations will take

place between the hours of 0700 and 1900 Monday to Friday, with reduced activity on

weekends and bank holidays. It is, however, considered that the proposed hours of operation

would not result in an unduly impact on neighbouring amenity because the neighbouring uses

are not sensitive.

Furthermore, given the scale of the proposed development, it would not result in any

overbearing impacts and although the proposed building would be sited within a close

proximity to the neighbouring unit to the west, it would not result in any overshadowing or

overlooking because there are no openings on the neighbouring units western elevation.

Accordingly, the proposed development is considered to be in keeping with Policy E20 and

B17 of the Northampton Local Plan (1997) and the National Planning Policy Framework.

CONCLUSION

In conclusion, the proposal is an acceptable form of development in its location. It will support

Northamptonshire’s waste management strategy, it will have a positive impact on the character

of the site and surrounding area and will not result in a negative impact in terms of

neighbouring amenity or highway safety. Therefore, it constitutes sustainable development

and complies with the relevant provisions of the Development Plan and the national planning

policies as set out in the Framework.

Documents

Veolia, Edgar Mobbs Way, Northampton€¦ · 2013), nonetheless Veolia remains committed to developing a successful design solution which is viable, attractive and fit for purpose