APP/22/00334: Cammell Laird, Campbeltown Road, Birkenhead, Wirral, CH41 9BP, Construction of a building for employment purposes Class E(G)IIII, B2 and B8, along with a gatehouse associated infrastructure including: service yard, car parking, drainage and hard and soft landscaping
The Development Management Manager presented the report of the Director of Regeneration and Place in relation to the above application for consideration.
The Applicant’s Agent addressed the Committee.
On a motion by the Chair and seconded by Councillor Steve Foulkes it was –
Resolved (unanimously) – that the application be approved subject to the following conditions:
1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
2. Except where modified by the conditions attached to this planning permission, the development hereby approved relates to and shall be carried out in accordance with the following approved plans:
P21-2391_01-A Detailed Soft Landscaping Proposals
P21-2391_02-A Detailed Soft Landscaping Proposals
Proposed Boundary Treatments Site Plan P403 Rev. D
Proposed Elevations Dwg no. P200 rev. D
Gatehouse Information Dwg no. P110 rev. B
Proposed Roof Plan Dwg no. P101 rev. B
Proposed Floor Plan Dwg no. P100 rev. C
Proposed Site Plan Dwg no. P402 rev. E
Proposed Surface Treatments Site Plan Dwg no. P404 rev. C
Proposed External Lighting Layout Dwg No. 2390/E01 rev. P1
Site Location Plan Dwg no. P401 rev. B
3. Notwithstanding any description of materials in the application, no above ground construction works shall take place until samples and / or full specification of materials to be used externally on the building(s) have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the material type, colour and texture. The development shall be carried out only in accordance with the agreed schedule of materials and method of construction.
4. Prior to commencement of development, a Construction Environmental Management Plan (CEMP) document shall be submitted to and approved in writing by the Local Planning Authority in consultation with Natural England. The CEMP should address and propose measures to minimise the main construction effects of the development and, amongst other things, should include details of ecological mitigation, pollution prevention and soil resource management. The CEMP would normally be expected to include the agreed method statements to mitigate or avoid adverse environmental impacts. The CEMP should include,
but not be limited to, the following:
· pollution prevention measures as set out in paragraph 6.3.3 of the shadow HRA report (Information for a Habitats Regulations Assessment, RPS, ECO02904 March 2023, Rev E, Final);
· details of construction lighting, designed to avoid light spillage into the adjacent Liverpool Bay SPA;
· details of measures to reduce significant noise effects to waterbirds during construction. These details should include the location and specification of acoustic fencing to be installed upon site boundary; and
· details of the Ecological Clerk of Works (ECoW) that will be employed onsite throughout construction period to assist with avoidance of visual disturbance effects to waterbirds within the adjacent Liverpool Bay SPA, as set out in paragraph 6.4.9 of the shadow HRA (Information for a Habitats Regulations Assessment, RPS, ECO02904 March 2023, Rev E, Final).
5. A scheme of noise control for any plants and equipment to be installed on site shall be submitted to and approved in writing by the Local Planning Authority prior to the development is brought into use. The approved scheme shall be implemented before the plant and machinery is brought into operation and the approved noise protection measures shall thereafter be retained unless otherwise agreed in writing by the Local Planning Authority.
6. The development shall be undertaken in full accordance with the recommended mitigation measures set out under section 7 of the approved Air Quality Assessment (Hoare Lee, Revision 01, 18 February 2022). This shall include a Dust Management Plan which shall be submitted to and approved by the Local Planning Authority prior to the commencement of development and the scheme constructed in accordance with the approved details.
7. The development shall not be brought into use until a Travel Plan has been submitted to and approved in writing by the Council as Local Planning Authority. The Plan shall include immediate, continuing and long-term measures to promote and encourage alternative modes of transport to the single-occupancy car. For the avoidance of doubt, the Travel Plan shall include, but not be limited to: a) Involvement of employees b) Information on existing transport policies, services and facilities, travel behaviour and attitudes c) Access for all modes of transport d) Targets for mode share e) Resource allocation including Travel Plan Co-ordinator and budget f) A parking management strategy g) A marketing and communications strategy h) Appropriate measures and actions to reduce car dependence and encourage sustainable travel i) An action plan including a timetable for the implementation of each such element of h above j) Mechanisms for monitoring, reviewing
and implementing the travel plan.
The Approved Travel Plan shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied and in use. An annual report shall be submitted to the Council no later than 1 month following the anniversary of the first occupation of the development for a period of 5 years.
The annual report shall include a review of the Travel Plan measures, monitoring data and an updated action plan.
8. Construction of the development authorised by this permission shall not begin until the Local Planning Authority (LPA) has approved in writing a full scheme of works and timetable for the construction of the new highways and/or amendment of the existing highway made necessary for this development, including new carriageways, footways, street lighting, surface water drainage, traffic signs, road markings, traffic calming, tactile paved pedestrian crossings, street furniture, access onto the adjacent highway, road safety audit and monitoring. The approved works shall be completed in accordance with the LPA approval prior to the occupation of the development.
9. Prior to the commencement of development, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority (LPA). The provisions of the Construction Management Plan shall be implemented in full during the period of construction and shall not be varied unless otherwise agreed in writing by the LPA.
10. The parking provision shown on the approved Proposed Site Plan (Dwg no. P402 rev. E) shall be provided prior to first occupation of the building hereby approved. The parking area shall be hardsurfaced and shall be made available for its intended use at all times thereafter unless otherwise agreed in writing by the local planning authority.
11. The development permitted by this planning permission shall be carried out in accordance with the principles set out within the flood risk assessment (Rev 1, 02/12/2021, Tier Consult). The measures shall be fully implemented prior to the first use of the development and in accordance with the timing / phasing arrangements embodied within the
scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority in consultation with the lead local flood authority.
12. Prior to the commencement of development, details of a sustainable surface water drainage scheme and a foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The drainage schemes must include:
(i) An investigation of the hierarchy of drainage options in the National Planning Practice Guidance (or any subsequent amendment thereof). This investigation shall include evidence of an assessment of ground conditions and the potential for infiltration of surface water in
accordance with BRE365;
(ii) A restricted rate of discharge of surface water agreed by the local planning authority (if it is agreed that infiltration its discounted by the investigations);
(iii) Levels of the proposed drainage systems including proposed ground and finished floor levels in AOD;
(iv) Incorporate mitigation measures to manage the risk of sewer surcharge where acceptable; and
(v) Foul and surface water shall drain on separate systems.
The approved schemes shall also be in accordance with the Non-Statutory Technical Standards for Sustainable Drainage Systems (March 2015) or any subsequent replacement national standards.
Prior to occupation of the proposed development, the drainage schemes shall be completed in accordance with the approved details and retained thereafter for the lifetime of the development.
13. No tree felling, scrub clearance, hedgerow removal, vegetation management and / or ground clearance is to take place during the period 1 Marc to 31 August inclusive. If it is necessary to undertake works during the bird breeding season then all trees, scrub, hedgerows and vegetation are to be checked first by an appropriately experienced ecologist to ensure no breeding birds are present. If present, details of how they will be protected are required to be submitted for approval, and the approved details adhered to in full.
14. The development hereby permitted shall not be occupied until details of bird boxes to include number, type and location on an appropriately scaled plan as well as timing of installation, has been provided for approval and implemented in accordance with those
15. The development permitted by this planning permission shall be carried out in accordance with the principles set out within section 5.4.2. of the Ecological Impact Assessment (Ref: August 2022RSE_5581_R1_V1_ECIA). The measures shall be fully implemented prior to the construction of the development and in accordance with the timing / phasing arrangements embodied within the report, unless otherwise agreed in writing, by the local planning authority.
15. Prior to the commencement of development, the applicant should submit a method statement on the removal of Cotoneaster, an invasive species, which includes the following information:
· A plan showing the extent of the plant(s).
· The method(s) that will be used to prevent the plant/s spreading further, including demarcation.
· The method(s) of control that will be used, including details of post-control monitoring.
· How the plants will be disposed of after treatment/removal.
16. Notwithstanding the approved plans a revised landscaping scheme which shall include coastal shrubland or other suitable alternative habitat along the eastern side of the site shall be submitted to and approved by the local planning authority. The approved scheme shall
be implemented in full prior to the development being brought into use. Any trees of plants that within a period of five years of planting, are removed, die or become, in the opinion of the local planning authority, seriously damaged or defective shall be replaced with others of a species, size and number as originally approved within the first available planting season.
17. The development permitted by this planning permission shall be carried out in accordance with the recommendations set out in section 13 of the Ground Investigation Report (Ref: TE1338-TE-00-XX-RP-GE-001-V0, Version 01, Tier Consult).
18. If, during the undertaking of site works, contamination not previously identified is found to be present, then further site works shall be suspended until the extent of contamination has been determined and defined in agreement with the local planning authority. Written Agreement shall then be obtained from the local planning authority to enable onsite works to recommence within the area(s) not affected by the contamination identified.
Works shall not recommence with the defined area of contamination until the developer has submitted and obtained written approval, from the local planning authority, of a remediation strategy detailing how the identified contamination shall be dealt with. The remediation
strategy shall be implemented as approved.
19. Prior to any part of the permitted development being brought into use, a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local
planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.
20. No development shall take place on site until a Site Waste Management Plan confirming how demolition and construction waste will be recovered and re-used on the site or at other sites, has been submitted to and approved in writing by the Local Planning Authority. The approved plan shall thereafter be implemented in full unless otherwise agreed in writing.
21. No development shall commence until a final detailed sustainable drainage design for the management and disposal of surface water from the site, has been submitted to and approved in writing by the Local Planning Authority, in consultation with the Lead Local Flood Authority. The details of the ‘Final’ Sustainable Drainage Strategy must be based on the principles and details identified in Proposed Foul and Surface Water Drainage Layout (T_21_2487-55-01 rev P2 dated 1 March 2022 – drawing produced by Tier Consult).
The final Detailed Sustainable Drainage Design will be required to comply with DEFRA’s
technical standards for sustainable drainage systems and the SuDS Manual and include:
• Justification of final design
• The new outfall/headwall shown on the Proposed Foul and Surface Water Drainage Layout drawing (T_21_2487-55-01 rev P2 dated 1 March 2022) is shown as outside the red line boundary; therefore written confirmation / evidence is required to prove / confirm the surface water outfall / headwall is situated within land owned / controlled by the applicant or provision of evidence of a legal agreement between the applicant and the land owner is required.
• Provision of evidence of any licences and agreements that must be obtained / required for provision of a new outfall / headwall into The River Mersey at an uncontrolled discharge rate.
• Drawings to include:
- Final layout of roads, buildings, finished floor levels, external levels and boundaries;
- Final layout of sewers; outfalls; SuDS; flow control details (must match flow control in calculations) hatched above ground storage areas with depths indicated;
- Overland flow paths designed for exceedance of the 1 in 100 plus climate change event, system blockages, etc. An impermeability of 100% for the whole site area (including soft landscaped areas) should be used in all cases when determining exceedance flows;
- Invert levels (to OS datum), manhole and pipe sizes; pipe gradients; SuDS; emergency overflows and annotation that correlates to the hydraulic calculations;
· Hydraulic modelling for final drainage strategy to include:
- System performance for following return periods; 1, 30, 100 plus appropriate current climate change allowance;
- Demonstration of sufficient storage for the 1 in 100 year (plus climate change) critical rainfall event with a limiting discharge rate as stated in the above referenced drainage strategy;
- Design criteria summary, Full network details table, pipe and manhole schedules, contributing area summary, control/storage structure details, results summary print outs;
- Flow control device design calculations demonstrating compliance with limiting discharge rate as stated in the above referenced drainage strategy at the correct design head;
- Volumetric runoff co-efficient (Cv) should be set to ‘1’;
- Apply the correct climate change allowance: For further information on the correct
climate change allowance to apply you should refer to ‘Flood Risk Assessments:
Climate Change Allowances’.
• Timetable demonstrating completed SuDS construction prior to occupation
• Construction phase surface water management plan
22. The development hereby permitted by this planning permission, including all components of the sustainable drainage system, shall be carried out in accordance with the approved final Sustainable Drainage Strategy, including any phasing embodied within, and maintained in perpetuity in accordance with an agreed Operation and Maintenance Plan, to be submitted for each development phase, approved by the Local Planning Authority, in consultation with the Lead Local Flood Authority.
The approved drainage scheme shall be fully constructed prior to occupation in accordance with the approved details, phasing and timetable embodied within the approved final Sustainable Drainage Strategy, or within any other period as may subsequently be agreed,
in writing, by the Local Planning Authority in consultation with the Lead Local Flood Authority.
‘As built’ drainage design/layout drawings and a final Operation and Maintenance Plan, confirming asset details and maintenance arrangements, shall be submitted to the Lead Local Flood Authority, in accordance with any approved phasing, prior to occupation.