FULL APPLICATION FOR ERECTION OF GARAGE MAINTENANCE UNIT AND PORTABLE OFFICE CABIN

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1 6 February 2015 Delivered by post and planning portal Planning and Building Control Nuneaton and Bedworth Borough Council Town Hall Coton Road Nuneaton Warwickshire CV11 5AA Dear Sirs, FULL APPLICATION FOR ERECTION OF GARAGE MAINTENANCE UNIT AND PORTABLE OFFICE CABIN YARD 3 (SITE 116B009), COLLIERY LANE, EXHALL, COVENTRY, CV7 9NW On behalf of our client, Hammond Skip Hire Ltd, Turley are instructed to submit an application for the above in regards to the aforementioned site. Hammond Skip Hire Ltd have recently received confirmation from the Council that their proposed use of the subject site for skip storage activities would be lawful. This has provided assurance to the Company that their activities can proceed without any specific requirement for planning permission. Our client now however, seeks to secure permission for the erection of a garage storage unit and office building for use in association with their skip storage activities. The application has been submitted online via the Planning Portal (Reference: PP ) and is comprised of the following: Planning Application Form; Covering Letter; Location Plan (1:1250); Site Plan (1:500); Elevations and Floor Plans (1:100); Garage Storage Unit Elevations. For additional information the following documents have also been submitted: Blueline Buildings Ltd Manufacturers Details; Manufacturers Garage Storage Unit Specification Sheet; Office Portacabin Model Specification Sheet; Office Portacabin Photographs. 9 Colmore Row Birmingham B3 2BJ T turley.co.uk Registered in England Turley Associates Limited no Registered office: 1 New York Street, Manchester, M1 4HD

2 Please find enclosed a requisite application fee of 1,155.00, made payable to Nuneaton and Bedworth Borough Council, which reflects a floorspace figure (GEA) of 205 square metres. The Site The application site lies towards the northern end of the Bayton Road Industrial Estate, which is a large, long established industrial area on the south eastern fringe of Bedworth, close to junction 3 of the M6. The estate is occupied by a range of B1/B2 and B8 occupiers as well as a number of waste processing and recycling activities. Hammond Skip Hire currently operate a waste processing facility opposite the site, and other adjoining land uses include vehicle repairs, skip hire and coach parking/storage. Planning History A search of the planning history records held by Nuneaton and Bedworth Borough Council and Warwickshire County Council reveals that the site has a long-standing history of use of the site for works associated with storage and recycling activities. A summary of previous planning permissions is provided below; Application Ref. Description of Development Decision Date Decision Permitted Development Enquiry Use of land for Storage of Skips Variation of to also allow storage of waste material Erection of open fronted store room to side of site for storage of plant, machinery and waste skips (Re-submission) Erection of open front store room to side of site for storage of plant, machinery and waste skips. 29 January 2015 Confirmed 29 June 2011 Approved 24 Feb 2011 Approved 21 Dec 2010 Approved Erection of store room. 13 Oct 2010 Approved N/05/CM027 Materials Recovery Facility (MRF) including scrap metals and transfer station. 22 Dec 2005 Approved N/96/CM014 Scrap metal processing and breakers yard 30 Sept 1996 Approved It is evident that the site has been used historically as a waste processing and transfer site and that - since at least 2010/11, the site has been used for the storage of plant, machinery, skips and waste material. Associated with these activities, consent for a small storage building was given in 2010, with successive applications allowing the erection of more substantial buildings on the site (approximately 330sq.m). The Council s more recent decision notices confirm that, having regard to the pattern of existing development in the area, storage and commercial buildings on the site would be acceptable. Buildings of this type in association with storage uses would not harm the character of the area or local amenity nor give rise to issues of traffic safety and convenience. In recent months, the site has been vacated and cleared, with a series of site improvement works undertaken by the landowner, including site levelling, new fencing and access road repairs. 2

3 The Proposals The use of the site for storage of skips has been confirmed as a lawful use, following the issue of correspondence by the Council on 29 January 2015 (Attached as an appendix for reference). This application seeks to secure consent for the erection of an office unit and garage storage (for skip lorries) unit for use by Hammond Skip Hire Ltd as ancillary to their permitted activities. The office will comprise a single storey portacabin building, sited towards the northern boundary of the site and parallel to the site frontage. It will measure 15.6m x 3.5m in floor area and incorporate a main pedestrian entrance and windows in the southern elevation. Photographs of the proposed installation are enclosed to assist in demonstrating the visual impact and appearance of the building. The garage premises will be single storey, single span building made from a steel arch with steel cladding with a maximum height at the ridge of 5.48m. There will be a main vehicular entrance facing the road, with a smaller pedestrian access at the rear. The manufacturers specification details are enclosed to assist. Consideration of the Application The proposals for the site have been assessed against policy guidance in the National Planning Policy Framework (NPPF), adopted Nuneaton and Bedworth Local Plan (2006) and Car Parking Standards SPG (2003). The site is not allocated for a particular use on the adopted Local Plan Proposals Map Saved Policy EMP3 of the Local Plan 2006 indicates that redevelopment of existing industrial areas for employment purposes will be permitted providing that it does not result in a detrimental impact. Given that the extant use of the site allows for storage activities and that the proposed development is ancillary to this use, it is considered that the principal of the development in this location is acceptable. The proposed employment development accords with NPPF and relevant planning policy, enabling the extant lawful development to operate more effectively and sustain employment activity on the site. Saved Policy ENV14 confirms that new development should be in keeping with the scale and character of the area. In this regard, it is relevant that this is not a location of any particular sensitivity in terms of its setting or amenity. Notwithstanding this, the proposed buildings have been designed to be of a similar scale and character to buildings previously approved for this site and relatively modest in scale and height. It is concluded that there would be no harm to the character of the area or amenity, with minimal impact on neighbouring interests or the wider area. Staff and operator attendance at the site could give rise to up to 8 vehicles being parked on the site at any one time. There is ample space to accommodate this number of vehicles, and it is submitted that the existing trip movements will not be materially greater than existing under the lawful use. There will be no change to the existing access arrangements under these proposals. Summary The proposed development accords with NPPF and relevant planning policy, enabling the extant lawful development to operate more effectively and sustained employment activity on the site. The layout, scale and appearance of the buildings on the site will be congruent with the setting and will not give rise to unacceptable impacts on neighbouring interests, amenity or road safety in this location. Given this, it is submitted that the proposals accord with relevant planning policies and standards and that planning permission could be granted. 3

4 We trust that this letter and material submitted in support of the application provide sufficient information against which to assess the application. Should you require any additional information or have any enquires please do not hesitate to contact myself or Fran Rowley. Yours Sincerely Michael Evans Planning Assistant 4

5 Appendix Permitted Development Enquiry Confirmation 5

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