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V27-1513 : W17309/1 - LAND AT FLIXTON ROAD, BUNGAY

Application for approval of reserved matters - construction of printing works, associated access road, service areas, staff and visitor car parking and general site treatment.

Before consideration of the item, the Chief Executive informed the Committee that he had heard, but not yet been notified officially, that the application and its outline approval was to be the subject of a Judicial Review. This meant that the objectors had been granted leave for challenge in the High Court. He advised though that this did not de-bar determination of the detailed application this evening.

The Chief Executive added that a raft of objecting correspondence had been received to the application, along with a request that every letter was read out. Given that the obligation was that a fair and accurate summary of objections, which appeared on page 32 and an addendum circulated at the meeting, should be given consideration to in the Committee reaching its decision, and that one letter alone was over 30 pages in length, the Chief Executive advised that it was not necessary to read out every letter of representation in full. This approach had been supported in the past by the Ombudsman.

The report of the Director of Planning and Building Control centred on six issues, siting, design, landscaping, surface water drainage, external noise and external lighting. Additionally a Section 106 Agreement would cover a new junction with the B1062, a green transport plan, wildlife translocation and an archaeological dig. The Chief Executive advised members that the matters before them tonight, under the reserved matters application, centred on design, siting, external appearance, access and landscaping. The Committee should concentrate on those issues, taking into account any representations received, in determining the application before them. Other issues raised by the Director should also be considered, and decisions made if appropriate, but those other issues could not form part of the decision on the reserved matters application.

The Director informed the Committee that details of the application, especially concerning landscaping and lighting arrangements, had been changing right up to the day of the meeting, and the latest layouts were displayed at the meeting. Regarding landscaping, three metre high bunding had proved the highest attainable to allow regular growth of species planted on it. Members views were particularly sough in relation to the proposed height of the bunding. Many of the objectors were seeking bunding that was as high as possible. The Director's view was that if the bunding was too high, the proposed trees and shrubs would not survive. He was happy with the height of the bunding as proposed in the present scheme.

On the other issues within the province of reserved matters, the Director recommended approval to the siting, design, external appearance and means of access. The revised landscaping scheme would be the subject of re-consultation. If any new matters arose out of this re-consultation, the matter would come back to Committee. As to external lighting, particularly of the service yard and car park, the Director reminded members that this was covered by a separate condition on the outline approval, to the effect that development could not commence until the issue had been resolved to the satisfaction of the Planning Authority. Further negotiations were needed with the applicants and this would be the subject of a future report to Committee.

Finally, so far as noise insulation measures were concerned, the Director reminded members that the outline permission gave the applicants a further period to resolve this issue, since the final placement of equipment would determine what measures were required. Again this issue would be the subject of a further report.

All members declared a considerable amount of lobbying material on the issue. The neighbouring Ward member felt the application was inappropriate, but if it was to be approved the best possible design was needed. However, nothing was likely to be appropriate as the surrounding land was all agricultural. He also asked where the water from the proposed lagoon would run off to. The Director confirmed the lagoon should be self-contained, but any overspill would have to find its way across the B1062 to the River Waveney.

Regarding landscaping, Councillors asked if an inner or outer ring of a fast growing species such as Lleylandii could be planted to effect a swifter means of concealing the works whilst the other species to be planted were growing. At this point, a Councillor was passed a note from a member of the public, which the Chief Executive and Chairman pointed out would be wholly inappropriate to be read, the Councillor abiding by this statement. Members indicated that they were happy with the bunding proposals.

Regarding lighting, members asked that as much ground level lighting as possible be included, certainly in the car park, the Director advising that in the service yard it could be more appropriate for the lighting to shine away from rather than onto an illuminating the building. Members noted the approval of both Bungay Town Council and the Three Saints Parish Council.

Members expressed satisfaction at the issues relating to siting, design, external appearance and means of access.

RESOLVED

1. That the Director of Planning and Building Control be given delegated authority to approve application W17309/1, subject to no new issues of substance arising out of the re-consultation on the landscaping proposals.

2. That the Director of Planning and Building Control be authorised to continue negotiations on issues relating to lighting and noise and to report back to a future meeting of the Committee.

(The Chairman declared an interest in the above item and left the room during the discussion, and the Vice Chairman took the Chair)


Volume 27 Minute 1513

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