Agenda item

Extension to provide storage, integrated distribution and logistics centre (B8 Use) with ancillary office/welfare space, service yard, parking areas, and landscaping (resubmission) [Rural West York Ward]

Members considered a Major Full Application for an extension to provide storage, integrated distribution and logistics centre (B8 Use) with ancillary office/welfare space, service yard, parking areas, and landscaping (resubmission) at Pavers Ltd, Catherine House, Northminster Business Park, Harwood Road, Upper Poppleton, York.

The Head of Planning and Development Services outlined and gave a presentation on the application. The Principal Officer Development Management gave an update noting a correction to proposed plans list. Clarification was given on the economic benefits, as set out in sections 5.22 and 6.3 of the published report.

Public Speakers

Jason Paver (Managing Director, Pavers) spoke in support of the application. Her explained that Pavers was a family owned business based in York for 70 years. He detailed the number of people working for the company and it’s contributions to charity. He explained that the company had had to use storage all over the country and there was a desire to keep the company in York. He added that they had worked hard to address the concerns since the last application was submitted and had worked with officers on the application. He noted that approval would allow Pavers to remain in York and provide economic growth in York.

Jason Paver was joined by Jim Young (Head of Facilities, Pavers) and Philip Holmes (O’Neill Associates, Planning Consultant) to answer Member questions on the application. In response to Member questions, they explained that:

Pavers had intended to buy the DPD site.

There had been a 200% online expansion since COVID in buying online and the expectation was that the building being applied for would meet their needs and the majority of retailers used one site for distribution.

Regarding landscaping, the intention was to start with mature trees and they would like to get landscaping started as soon as possible.

There was a mixture of deciduous trees in the landscaping plan.

They had had a number of conversations with Northminster estates it wasn’t envisaged at the time that the whole site would go. The scheme for DPD essentially landlocked Pavers.

The conveyor belt did not need to be in a straight row.

In response to questions from Members, officers explained that:

The principle for very special circumstances was the same for a new building in the green belt and extending a building on the green belt.

Regarding the weighting of economic benefits should the economic position change, the committee had to consider the application before it.

The Planning Inspector has not considered the site as part of the Local Plan process.

The BREEAM rating of very good was consistent of buildings of that type and was as good as it could be for that type of building.

Strategic policies were not being applied to the site.

CllrMerrett moved the Officer recommendation to delegate authority to be given to the Head of Development Services to determine the final detail of the planning conditions and refer the application to the Secretary of State and  should the application not be called in by the Secretary of State, then approve the application subject to planning conditions. This was seconded by Cllr Steward. Following a vote with eight voting for, one against and one abstention it was:

Resolved: That delegated authority to be given to the Head of Development Services to:

-         To determine the final detail of the planning conditions below.

-         Refer the application to the Secretary of State for Communities and Local Government under the requirements of Section 77 of the Town and Country Planning Act 1990, and should the application not be called in by the Secretary of State, then APPROVE the application subject to planning conditions.

Reasons:

1.   The proposals are for a warehouse extension of significant scale (11,275sqm floorspace) which is over double the size of the existing premises, along with associated car parking and loading bays for HGV’s on what is currently open agricultural land within the general extent of the Green Belt.  The land is proposed to remain Green Belt in the draft Local Plan 2018 which remains subject to examination.  There would be adverse effects on the openness and rural character of the Green Belt due to the amount and scale of development proposed.  Further to adverse effects on the Green Belt there is landscape and visual harm due to the scale and type of the proposed building in its countryside setting.  Technical matters can all be addressed through the use of planning conditions.    

2.   This is a resubmission of 21/02804/FULM which was for a comparable proposal and was refused because very special circumstances were not identified that outweighed the identified harms.  In the previous application there was further harm in respect of drainage, sustainable travel measures and lighting.  Each of these issues are addressed in this submission.  The submission also advances the applicants case for very special circumstances. 

3.   The applicants have provided a business case demonstrating the benefits of the existing premises being able to expand, allowing growth and increased efficiency of the business with up to 30 extra jobs.  In addition to jobs in the warehouse the business also involves office-based jobs, both at the application site and at additional offices in York.  Pavers would employ up to 430 employees in York and contribute in the region of £51,99m annually to the York economy.  There are considerable economic and environmental benefits in enabling a local business to continue to expand and it is accepted, it is not financially viable for this to occur at a different site within York.  The economic benefits and lack of a deliverable alternative York site have been advanced since the previous application and result in an officer recommendation to approve.   

4.   The financial benefits of the proposed extension have been advanced and as the company grows, the inefficiencies and costs of storage off site increases.  Officers now accept there are not viable options for the company to either operate multiple sites or fully relocate within the city.  The Council’s Economic Team have outlined their strong support to enable the business to grow and have verified the applicant’s case for expansion of the existing site.  Furthermore, the scheme has strong support from the Council’s Economic Development Team and local amenity bodies; the York Civic Trust, York & North Yorkshire Chamber of Commerce and the local MP.

5.   The NPPF in respect of the economy advises “policies and decisions should help create 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”. 

6.   NPPF Policy requires substantial weight to be given to any harm to the Green Belt. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations.

7.   The NPPF requirement to give substantial weight to Green Belt harm would typically outweigh the significant weight applicable to supporting economic growth.  In this particular case though there is a robust argument in favour enabling expansion of a local business experiencing significant growth.  It is accepted it would not be viable for such growth at an alternative location in York outside of the Green Belt and there is a tangible risk the business could relocate outside York if it is unable to expand.   

8.   Officer’s recommendation is that in this particular case the reasons for the scheme and the economic benefits proposed (as set out in paragraph 5.22) do amount to very special circumstances that clearly outweigh all identified harm; the identified harm to the Green Belt and the landscape and visual harm.  As such the scheme can be supported when applying policy PNP1 of the Upper and Nether Poppleton Neighbourhood Plan, the NPPF and local Green Belt policy.   

9.   Should members decide to approve the application then referral to the Secretary of State would be required to determine whether the application be called-in for consideration, as the development is considered to be inappropriate development in the Green Belt and the proposal would consist of floorspace in excess of 1,000m2, following the Town and Country Planning (Consultation) Direction 2024 and Section 77 of the Town and Country Planning Act 1990.