Recommendation to the planning committee to approve

Thanet Ground Water Quality | home

F/ TH/ 08/0400
LAND AT MANSTON BUSINESS PARK, MANSTON ROAD, MANSTON, RAMSGATE
Redevelopment of land for B1c, B2, and B8 (Industrial and warehouse uses) mixed commercial use with ancillary parking and landscaping

RECOMMENDATION: APPROVE

Subject to the provision of an access road to the south of Block 15 to provide the facility for a southern link road for the Business Park within the applicant's site, a Section 106 Agreement covering:

- provision of a Travel Plan;

- highway improvements;

- pedestrian and cycle links;

- HGV route control

- education and training provision;

- landscape, ecology and drainage management and monitoring;

- public art provision.

INFORMATIVES

The applicant/developer shall enter into a formal agreement with Southern Water to provide the necessary sewage infrastructure required to serve this development. Please contact Atkins Ltd., Anglo St James House, 39a Southgate Street, Winchester, Hampshire SO23 9EH (Tel: 01962 858688) or e-mail: www.southernwater.co.uk

2. The development hereby permitted requires the diversion of footpath TE16 to enable the construction of unit numbers 2 and 3. Prior to commencement of development of these units, and associated development, the applicants must obtain permission for the diversion of that footpath.

3. Prior to carrying out any site investigation or remediation, the developer is recommended to contact the Contaminated Land Officer at Thanet District Council for guidance on the requirements for such investigations or remediation. Investigations which do not adequately fulfill recommendations may result in additional work.

4. Most contaminated soils are regarded as controlled waste. If controlled waste is to be deposited on the site, then either a Waste Management licence will be required or the applicant will need to register an exemption to licensing with the Environment Agency. Developers must ensure that all contaminated materials are adequately characterised, both chemically and physically, and that the licensable status of any proposed on-site operations are clear.

5. Most contaminated soils are regarded as controlled waste. Handling, transport, treatment and disposal are subject to waste management legislation, which includes:

1. Duty of Care Regulations 1991;

2. Special Waste Regulations 1996;

3. Waste Management Licensing Regulations 1994 (as amended).

Developers must ensure that all contaminated materials are adequately characterised, both chemically and physically, and that the licensable status of any proposed off-site operations is clear.

6. All imported soil and clay brought into the site as clean cover must be certified to be suitable for use. To demonstrate this, a sample of the imported material must be analysed for potentially harmful contamination by a suitably accredited laboratory, and a Certificate of Analysis submitted to the Local Planning Authority within four months of the sampling date. A Contaminated Land Officer is available to provide advice on sampling technics and storage, should this be required.

and the following safeguarding conditions:

1	UTILITIES AND SURFACE WATER No infiltration of surface water drainage into the ground is permitted, other than with the express written consent of the Local Planning Authority, which may only be given for those part of the sites where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. GROUND: To prevent pollution of the water environment, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
2	Construction of the development shall not commence until details of the proposed means of foul water disposal, which shall be via connection to the public sewer, have been submitted to, and approved in writing by, the Local Planning Authority. GROUND: To prevent pollution of the water environment, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
3	No occupation of any of the buildings hereby permitted shall take place until the Local Planning Authority is satisfied that the necessary foul drainage, surface water and water supply infrastructure capacity is available to adequately service the development. GROUND: To prevent pollution of controlled waters, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
4	Construction of the development shall not commence until details of the proposed means of surface water disposal have been submitted to, and approved in writing by, the Local Planning Authority. Surface water drainage proposals shall include details of disposal of surface water from car park areas and details of capacity calculations to demonstrate that the proposed means of surface water drainage will not result in flooding. GROUND: To ensure that the development has adequate infrastructure, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
5	The surface water drainage strategy submitted in accordance with condition 7 above, shall detail measures which will be implemented to ensure no contaminated runoff from the application site enters the Sandwich Bay to Hecklinge Marshes site of special scientific interest (SSSI), Thanet Coast and Sandwich Bay Special Protection Area (SPA), the Wetland of International Importance under the RAMSAR Convention (RAMSAR Site), and the Thanet Coast Special Area of Conservation (SAC). GROUND: To protect the special nature conservation quality of the named sites, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
6	Where the use of sustainable urban drainage systems (SUDS) are proposed, a management plan identifying specific responsibilities of each party for the implementation of the SUDS scheme, a timetable for implementation and a management and maintenance plan for the lifetime of the development, including arrangements for adoption by any Public Authority or statutory undertaker and any other arrangements to secure the operation of a scheme throughout its lifetime, shall be submitted to, and approved in writing by, the Local Planning Authority. GROUND: To ensure the future effective operation of sustainable urban drainage systems and to prevent the potential for future flooding, or ground water pollution, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
7	Construction of the development shall not commence until details of the proposed water supply infrastructure plans to serve the development have been submitted to, and approved in writing by, the Local Planning Authority. GROUND: To ensure that adequate infrastructure is in place to serve the development proposed, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
8	Prior to commencement of the development hereby permitted, the following components of a scheme to deal with the risks associated with the contamination of the site shall each be submitted to, and approved in writing by, the Local Planning Authority: 1. A preliminary risk assessment which has identified: All previous uses; Potential contaminates associated with such uses; A conceptual model of siting indicated sources, pathways and receptors; Potentially unacceptable risks arising from contamination of the site. 2. A site investigation scheme based on 1. above, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site. 3. The site investigation results and the detailed risk assessment (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4. A verification plan providing details of the data that will be collected in order to demonstrate that the work set out in (3) are complete, and identifying any requirements for longer term monitoring of pollution linkages, maintenance and arrangements for contingency action. Any changes to these components must be the subject of written agreement of the Local Planning Authority. GROUND: To ensure that the development comprises with approved details, in the interests of protection of the environment and to prevent harm to human health, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
9	Prior to commencement of development, a verification report demonstrating completion of the 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 details of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a long term monitoring and maintenance plan) for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the veritication plan and for the reporting of this to the Local Planning Authority. GROUND: To ensure that the development complies with approved details in the interests of protection of the environment and to prevent harm to human health, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
10	Reports on monitoring, maintenance and any contingency action carried out in accordance with the long-term monitoring and maintenance plan shall be submitted to the Local Planning Authority as set out in that plan. On completion of the monitoring programme a final report demonstrating that all long-term site remediation criteria have been met, and documenting the decision to cease monitoring, should be submitted to, and approved in writing by, the Local Planning Authority. GROUND: To ensure that the development complies with the approved details in the interests of protection of the environment and harm to human health, in accordance with Policy EP1 and EP13 of the Thanet Local Plan.
11	NOISE AND LIGHTING Noise from the site shall not exceed the existing background level expressed as L90 (10 minutes) by more than 3dB, measured at the boundary of any residential property. GROUND: In the interests of the amenity of nearby residential properties, in accordance with Policy EP6.
12	Prior to commencement of the development hereby permitted, a noise impact assessment of the proposed uses shall be carried out in accordance with details to be submitted and approved by the Local Planning Authority. In determining the noise impact regard shall be given to relevant standards including BS4142 (1997), 'Method of creating industrial noise affecting mixed residential and industrial areas'. Use of the units hereby permitted shall not commence until noise insulation/attenuation works have been carried out to the satisfaction of the Local Planning Authority. GROUND: In the interests of the amenities of nearby residential properties, in accordance with Policy EP6.
13	Prior to commencement of use of buildings 2 and 3 (distribution centres), details of a Noise Attenuation scheme relating to the vehicle parking and servicing areas shall be submitted to, and approved in writing by, the Local Planning Authority. Unless it can be demonstrated to the reasonable satisfaction of the Local Planning Authority that the scheme can prevent the spread of noise or light to nearby residential areas, commercial vehicles, including forklift trucks,shall only be started up, manoeuvred, loaded or unloaded between the hours of 7am and 11pm. GROUND: In the interests of the amenities of nearby residential properties, in accordance with Policy EP6.
14	Prior to commencement of the development hereby permitted, details of full external lighting, including floodlighting to be used, specifying the siting and appearance of the lights and their fittings, illumination levels and spread of light shall be submitted to, and approved in writing by, the Local Planning Authority. The lighting installation shall then be carried out in accordance with the approved details. GROUND: To protect the amenity of nearby residential property, in accordance with Policy EP9.
15	Prior to commencement of the development, a scheme for the control of noise and dust during construction shall be submitted to, and approved in writing by, the Local Planning Authority. The scheme shall comply with guidance in BS 5228 Noise Vibration and Control on Construction and Open Sites. Upon commencement of the development, work shall be carried out in accordance with the approved scheme. GROUND: In the interests of the amenity of adjacent residents and occupants, in accordance with Policy EP6.
16	During the demolition and construction phase, the hours of working shall be restricted toMonday to Friday 08.00 hours - 18.00 hours, on Saturday 08.00 hours - 13.00 hours, with no work on Sundays or Public Holidays unless otherwise agreed, in writing, by the Local Planning Authority. GROUND: In the interests of the amenity of adjacent residents and occupants, in accordance with Policy EP6.
17	LANDSCAPE ECOLOGY AND MATERIALS Habitats created as part of landscaping proposals for the development hereby permitted shall be the subject of a management plan and monitoring programme. The management and monitoring programme shall be submitted to, and agreed in writing by, the Local Planning Authority prior to commencement of the development hereby permitted, and thereafter implemented in accordance with the permitted strategy. GROUND: To retain and improve the ecology of the area, in accordance with Policy NC4.
18	No development shall take place until full details of both hard and soft landscape works have been submitted to, and approved in writing by, the Local Planning Authority and these works shall be carried out as approved. The landscape proposals shall be based upon the strategy within the Design and Access Statement, supplemented by reference to the 'Landscape Assessment of Kent' (Kent County Council 2004). The details shall include:- (1) details of existing trees, shrubs and hedges to be retained. (2) details of new trees, shrubs, hedges and grassed areas to be planted, together with details of the species and method of planting to be adopted. (3) measures to be taken to protect existing and new landscape work, which shall in the case of trees means adequate staking and guarding. (4) arrangements to be made for the permanent maintenance of landscaped areas. (5) details of ground preparation, including methods of planting and details of proposed weed control. (6) a detailed survey of levels on the site indicating specific features. (7) details of earth works to be carried out on the site including details of proposed finish levels or contours. (8) details of the treatment proposed for all hard surfaced areas beyond the limits of the highway. (9) details of proposed and existing functional services above and below ground (e.g. drainage, power, communications, cables, pipelines etc., indicating lines manholes, supports etc.,). (10) details of walls, fences, other means of enclosure proposed, together with details of materials and construction and details of other minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc.) (11) Public Art installations. GROUND: In the interests of the visual amenities of the area, and to adequately integrate the development into the environment in accordance with Policy D1 of the Isle of Thanet Local Plan.
19	All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development, or in accordance with a programme of works to be agreed in writing with the Local Planning Authority. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of a similar size and species, unless the Local Planning Authority gives any written consent to any variation. GROUND: In the interests of the visual amenities of the area in accordance with Policy D1 of the Isle of Thanet Local Plan.
20	A Landscape Management Plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscaping areas shall be submitted to, and approved in writing by, the Local Planning Authority prior to the occupation of the development. The Landscape Management Plan shall be implemented as approved. GROUND: In the interests of the visual amenity of the area, in accordance with Policies D1 and D2 of the Thanet Local Plan.
21	No development shall take place until details of earthworks have been submitted to, and approved in writing by, the Local Planning Authority. These details shall include the proposed grading and mounding of land areas including the levels and contours to be formed, showing the relationship of proposed mounding to existing vegetation and surrounding land form. The development shall be carried out in accordance with the approved details. GROUND: In the interests of visual amenity in accordance with Policy D1 of the Isle of Thanet Local Plan.
22	The development hereby permitted shall be carried out in conformity with a scheme of site levels in respect of the finished site works, the details of which shall be submitted concurrently with those matters set out in condition 23 above, and agreed in writing by the Local Planning Authority. GROUND: In order to secure a satisfactory standard of development, in accordance with Policy D1 of the Thanet Local Plan.
23	No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to, and approved in writing by, the Local Planning Authority. Development shall be carried out in accordance with the approved details. GROUND: In the interests of visual amenity in accordance with Policy D1 of the Isle of Thanet Local Plan.
24	TRANSPORT Prior to commencement of the development hereby permitted, precise details of the geometry of internal estate roads, including swept vehicle paths, for all changes in direction, and details of the temporary turning head to the south east of Block 15 shall be submitted to, and approved in writing by, the Local Planning Authority. GROUND: In the interests of highway safety.
25	Prior to commencement of the development hereby permitted, the precise use of each of each of the permitted buildings, which shall comprise a mix of Use Classes B1(c), B2 and B8 use, and the level of parking provision for each building shall be submitted to, and approved in writing by, the Local Planning Authority. This shall be verified prior to the occupation of each building. The level of provision of all forms of vehicle parking, including Heavy Goods Vehicles, cars, disabled vehicles, motorcycles and cycles, shall be in accordance with that approval. On occupation of that building, the confirmed initial use shall comprise the permitted use for the building in accordance with the Town and Country Planning (Use Classes) order 1987 as amended, or any provision equivalent to that class in any statutory instrument revoking and re-enacting that Order, with or without modification. GROUND: To ensure the level of parking provided is appropriate for the final use of the building in the interests of a sustainable Transport Policy, in accordance with Policy TR16 of the Thanet Local Plan and TP19 of the Kent and Medway Structure Plan.
26	The design and method of construction of the means of access shall be submitted to, and agreed in writing by, the Local Planning Authority prior to commencement of the construction of the access hereby permitted. GROUND: In the interests of highway safety.
27	Prior to the commencement of use of the new vehicular access hereby permitted, the existing redundant means of vehicular access to the site shall be permanently closed with a suitable barrier and the footpath and verge reinstated in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority. GROUND: In the interests of highway safety and pedestrian amenity.
28	Prior to the occupation of any building upon the site, the highway shall be constructed from that building to the adopted highway. GROUND: In the interests of highway safety and to ensure the proper development of the site.
29	Details pursuant to each respective development phase shall include detailed proposals relating to construction traffic, including identification of haul routes and methods of preventing the deposit of construction material onto the highway. GROUND: In the interests of highway safety.
30	ARCHEOLOGY No development shall take place until the applicant or their agent or successors in title have secured the implementation of: (1) Archaeological Field Evaluation works in accordance with a specification and written timetable which has been submitted to, and approved in writing by, the Local Planning Authority, and (2) Following on from the evaluation, any safeguarding measures to ensure preservation in situ of important archaeological remains and/or further archaeological investigation and recording in accordance with a specification and timetable which has been submitted to, and approved in writing by, the Local Planning Authority. GROUND: In order to protect the archaeological heritage of the site, in accordance with policies HE11 and HE12 of the Thanet Local Plan.
31	No development shall take place until details of foundation designs and any other proposals involving below ground excavation have been submitted to, and approved in writing by, the Local Planning Authority. Development shall be carried out in accordance with the approved details. GROUND: In order to protect important archaeological remains, in accordance with Policies HE11 and HE12 of the Thanet Local Plan.
32	OTHER The development hereby permitted shall be constructed to achieve a BREEAM rating of 'Very Good' or higher. Details of how this is to be achieved shall be submitted to, and approved in writing by, the Local Planning Authority. GROUND: In the interests of achieving a sustainable development.
33	Part of the site forming the subject of this permission presently contains a Pyrotechnic Company which is the subject of Health and Safety Executive safeguarding requirements. A copy of the safeguarding plan relating to these premises is attached. No development that breaches the requirements of the safeguarding plan shall be carried out while the Pyrotechnic Company remains in operation on the site unless otherwise agreed, in writing, with the Local Planning Authority. GROUND: In the interests of Health and Safety.
34	The proposed development shall be carried out in accordance with the submitted application as amended by: The Environmental Statement - Addendum, Chapter 8 - Ecology, dated 24 June 2008 Transport Assessment: Additional Information and Travel Plan (June 2008) and accompanying letter dated 13 June 2008. Water and Sewage Strategy Revised plans changing parking levels, road widths and landscaping provision The full list of permitted plans is as follows: 7 April 2008 PL_001 Location Plan - Rev A PL_009 Colour Coded Unit Types PL_010 Detail of Emergency Access PL_011 Cycle Paths Details PL_101 Elevations, Floor Plans & Section `X' Type 1 - Rev 1 PL_101/1 Elevations, Floor Plans & Section `X' Type 2 - Rev 1 PL_102 Elevations, Floor Plans & Section `A' Type PL_103 Elevations, Floor Plans & Section `B' Type PL_104 Elevations, Floor Plans & Section `C' Type PL_105 Elevations, Floor Plans & Section `D' Type PL_106 Elevations, Floor Plans & Section `E' Type PL_107 Elevations & Floor Plans Gateway Building Sheet 1 of 2 PL_107 Sections & Floor Plans Gateway Building Sheet 2 of 2 - Rev 1 PL_108 Elevations and Floor Plans Ancillary Restaurant Building - Rev 1 PL_109 Elevations, Floor Plan & Section Amenity Building 13 June 2008 PL_004 Phase 1 Landscape Plan - Rev B PL_005 Highways Hierarchy - Rev A PL012 Landscape and Biodiversity Plan PL013 Public Cycle Paths and Footpaths 20 June 2008 PL_002 Indicative Master Plan - “for illustrative purposes only” - Rev C PL_003 Phase 1 Site Layout - Rev C PL_201 Revised floor plans for the `X' Type units - Blocks 2 & 3 - Rev A PL_202 Revised floor plans for the `A' Type units - Blocks 4, 5 & 6 - Rev A PL_203 Revised floor plans for the `C' Type units Block 8 - Rev A PL_204 Revised floor plans for the `ancillary restaurant' building - Block 9 - Rev A PL_205 Revised floor plans for the `D' Type units Block 10 - Rev A PL_206 Revised floor plans for the `E' Type units Blocks 12 & 13 - Rev A PL_207 Revised floor plans for the `D' Type units Blocks 14 & 15 - Rev A PL_208 Revised floor plans for the `Gateway' building Block 1 - Rev A PL_209 Revised floor plans for the `B' Type units Block 7 - Rev A PL_210 Building Plans - Rev A
35	The development hereby permitted shall be begun before the expiration of three years from the date of this permission. GROUND: In accordance with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
36	The development of units 2 and 3 shall not commence unless and until public footpath TE16 has been diverted to an approved alternative route. GROUND: To ensure the retention of this public amenity.

SITE, LOCATION AND DESCRIPTION

The site is located to the south west of the island, to the immediate east of Acol village. To the south, south of the B2190, is Kent International Airport. The predominant adjacent land use is agricultural, with small pockets of residential and low level rural employment use. The site comprises just over 50% of land allocated for business use, known as 'Manston Business Park'.

On the remaining land to the west and south are existing employment developments, together with vacant plots in the ownership of Kent County Council. The principal access to the site is from the A253 located to the south west, south of the Airport. A dual carriageway road runs from the Mount Pleasant roundabout into the site.

The application site has an area of 31.87 hectares.

PLANNING HISTORY

PROPOSED DEVELOPMENT

This application relates to a site of nearly 32 hectares, within which it is proposed to accommodate 137,664 square metres of employment floor space comprising light industrial, general industrial and warehouse uses. The development also includes a Gateway building (building 01) which will act as a showroom for all the goods produced at the Business Park, and will also act as an incubator for other businesses who will display their goods for sale prior to locating within the Park. The Gateway building has a floor area of 4,645 square metres, and a maximum building height of 14.5 metres.

The development also includes two distribution buildings (buildings 2 and 3). It is understood that one of these buildings will receive goods into the Park, and the other will be the main distribution centre of products both produced and sold from the Park. The two distribution buildings have a total floor area of in excess of 44,000 square metres, with a roof height of 12.8 metres.

In addition, a further 18 no. employment units are proposed, together with 2 no. freestanding amenity blocks and a restaurant building. The employment units range in size from just over 1,000 square metres (the 'E' type) to just over 18,000 square metres (the 'A' type). The 'A' type unit is the highest building on the site, with a roof height of nearly 17 metres; the 'B', 'C', 'D' and 'E' types have roof heights ranging from 8.5 - 9.125 metres.

The development is served by a new road which comprises an extension of the existing Columbus Avenue which runs to the east of the existing Cummins site, to a roundabout adjacent to the northern site boundary which serves a western spur to the two distribution buildings and an eastern road which runs along the site's northern boundary and then heads south along the eastern site boundary.

Each of the units has its own HGV, private car, motorcycle and cycle parking. The presently submitted plans show an estimated parking provision which will be amended based upon the specific requirements and uses contained within each of the units.

A draft Landscape Strategy has been submitted as part of the application. This is also supported by ecological proposals and proposals for the use of sustainable urban drainage systems where appropriate. Landscaping proposals also include open space areas.

It is understood that the proposed developers, Commercial Group Properties plc, have an agreement with Chinamex, a commercial arm of the Chinese Government, to develop the site. Whilst no specific details of goods to be produced have been provided, it is understood that they will focus on largely high end mechanical and electrical products. It is understood that on-site manufacture will comprise the final assembly of parts.

In order to give Members a more full understanding of this scheme and its potential impact, a Design and Access Statement and an Environment Statement submitted with the application, which also refer to a potentially larger development, should further phases be pursued, are summarised below.

Design and Access Statement Summary

Context: Surrounding Land Use

The application site is within a designated employment site (Policy EC1 of the Thanet Local Plan 2006). It comprises the first phase of a total development that would extend into unallocated land within the Landscape Character Area adjoining the EC1 site.

The site is flat, open and undeveloped. To the west, within the EC1 site, are industrial developments including Cummins, and to the east are sporadic residential and farm developments .

To the south and south east of the B2190 Manston Road are Kent International Airport (Policy EC2) and Airside Development (Policy EC4), and to the north of the B2050 Manston Road is a Fire Training School (policy EC6). To the west of the site is Acol Village, part of which is designated as a Conservation Area (policy HE5); 2 no. Ancient Monuments are located to the north east and north west of the site (Policy HE10).

To the east of the site along Alland Grange Lane are a cluster of detached and semi-detached properties. On the western side, backing onto the site, are business uses. Manston Riding Centre & Tack Shop is located slightly further east behind these dwellings on the eastern side of Alland Grange Lane.

Context: Movement Framework

Vehicle Movement - The site is to the north of the A299 Canterbury Road East with links to Ramsgate, Canterbury and the A28. The site is accessed off of the B2190 via Columbus Avenue (dual carriageway).

Pedestrian & Cycle Movement - A public footpath runs through the north west part of the site (TE16). The existing pedestrian and cycle links are from the B2190 via Columbus Avenue.

Public Transport Network - the B2190 has a limited service from local bus routes 38 and 38B to Acol, Manston and Ramsgate.

The site is approximately 2.5km from Minster train station, 3.7km from Birchington station and 5km from Ramsgate station. Redevelopment proposals need to include improved access to public transport facilities and the quality of transport provision.

The land outside of the EC1 site is designated a Landscape Character Area. A plan submitted with the application identifies the existing hedgerows, natural grassed areas, groups of trees and individual mature trees which have influenced the design of the proposal.

Planning Implications

Phase 1 of the application site, consisting of 137,664 sq m, falls entirely within designated employment land (Policy EC1). Information has, however, been provided relating to the proposed larger overall development from the outset. The applicant's strategy is to submit additional phases of development on the remaining land following determination of Phase 1 which has been confirmed as a 'stand alone' development not reliant upon further phases.

Transport

The overriding aims are:

Sustainable approach to the movement of employees and freight;

Ensure the impact of the development on locals roads is kept to a minimum.

The strategy aims to:

Reduce the dependency on car usage by limiting the number of parking spaces

Improve bus services and pedestrian/cycle links to the surrounding areas, incorporating local community access to these improved services;

Ensure freight movement on local roads is minimised by including signage and road improvement measures to stop HGVs using Minster Road (the B2050) and the B2190 to Acol and Manston, directing HGV movements along Columbus Avenue to the A299.

Design Principles

The development seeks to diversify the function of the existing Business Park.

A varied size and scale of built form is proposed to meet the varied commercial use requirements, and different employment densities will be provided to promote a variety of employment uses in the Business Park which, it is envisaged, will stimulate the local economy as a whole.

The street hierarchy is designed to encourage walking and cycling in conjunction with freight movement. Vehicle speed will be restricted by design. Service areas are to be functional locations and behind buildings hidden from public view.

Each building type has HGV, car and cycle parking. Cycle paths and shelters have been integrated into the proposed layout.

Landscape features, such as hedgerows, trees, banks, ditches and areas of grassland, are proposed within the design to sustain wildlife and provide habitats and movement corridors, with the aim of providing an established appearance to the development.

The main aims are to visually soften the built environment and act as a buffer, screening views of the development from the surrounding area and retaining, where possible, existing trees and shrubs, and developing natural drainage systems including SUDS, swales and soakaways.

Security

Discussions have taken place with the Crime Prevention Design Advisor of East Kent Police in order to provide a robust Security Strategy. Measures to be considered are fencing and gating, vehicle patrol, lighting and treatment of the entrance, whilst maintaining a high degree of permeability through the site for employees and local people.

Environmental Statement Summary

The Environmental Statement initially considers a variety of forms of development as part of the consideration of the Environmental Impact. They have looked at development options varying from `do nothing', to development of the allocated site, to the option proposing a total development of nearly 72 hectares.

The applicant contends that the site chosen has locational advantages due to Airport and Port proximity and good road infrastructure. Whilst there are other employment sites within the South East available, “It is essential that this scheme be viewed as a separate and unique development” which is a direct result of a Chinese Government-led consortium to set up a flagship base in the UK.

Landscape & Visual Impact

Their landscape appraisal has identified 6 no. specific character areas:

Manston Business Park;

Central Chalk Plateau;

Acol Village;

Kent International Airport;

Quex Park;

Coastal Urban Area.

This is based on a Visual Impact Assessment and has been carried out from 40 no. identified locations referred to as `visual receptors'. It concludes the development will have a negative long term impact on character areas and visual receptors, particularly those in close proximity. The applicant states that positioning of buildings, together with extensive landscape mitigation measures, will help minimise the impact and enable assimilation into the broader landscape.

Archaeology

They have carried out a desktop assessment which has indicated the probability of local or regionally significant archaeological features ranging from Palaeolithic to First World War archaeology. Proposed mitigation includes preservation in situ and preservation by record, with the possible need for redesign to protect major finds.

Ecology

In terms of flora and fauna, the present site has negligible ecological value apart from hedgerows and standard trees. Boundary trees and hedges are proposed to be retained, but all other habitats will be lost. The Landscape Masterplan results in a gain in grassland and significant planting of native trees, which is considered likely to have a beneficial effect. Without knowledge of end-user businesses, it is not possible to determine whether there will be any ecological impact on the Thanet coast. There may be a requirement for a Mitigation/Compensation Strategy in relation to the landside Nature Reserve on the A299.

Contamination

A Desk Study indicates some localised sources of contamination (RAF use, chalk pits, adjacent industrial use). Ground investigation and necessary remediation will be implemented where required.

Hydrology

The ground water approximately 20 - 40metres under the site is a major aquifer. Parts of the site are located in source protection zones 1 and 2. An Environmental Management Plan is proposed to prevent pollution during and after construction. A Drainage Strategy to prevent an increase in run-off rates is also proposed. These measures, it is contended, mean that the impact on groundwater and surface water is negligible.

Noise and Vibration

Potential noise and vibration has been assessed by identifying existing ambient conditions during construction and subsequently operation, and the impact of the change in traffic movements resulting from the proposed development. Phase 1 construction is 170 metres away from the closest noise sensitive receptor, and does not have a significant impact. Operation of the site will increase background noise levels. The applicant contends it would be reasonable to assume that a 5dB increase above existing levels is acceptable. The existing background noise is approximately 43 dB during the day, and 36dB at night. In terms of increased road traffic noise, the applicant contends that noise increases are unlikely to have a noticeable effect.

Transport

Transport impact has been calculated on the basis of two land use scenarios:

(a) Scenario 1 - 70% B1c, 10% B2, 20% B8.

(b) Scenario 2 - 20% B1c, 10% B2, 70% B8.

Phase 1 generates 7,843 no. trips per day (Scenario 1), or 6,257 trips per day (Scenario 2). Under Scenario 1 948 HGV trips are generated per day, and under Scenario 2, there would be 1,352 HGV trips per day.

These figures do not take into account the proposed Travel Plan which includes the provision of a shuttle bus service from Ramsgate Station at shift change times, measures which aim to increase car sharing by 20% by 2015, increased public transport use to 15% and increased cycle use to 5%, reducing the numbers that drive to work to 1,800 of the 3,000 staff predicted.

The Transport Impact Assessment identifies junction capacity issues at Mount Pleasant roundabout (Tothill Street leg), the Spitfire Museum junction and Lord of the Manor junction. The applicant contends that the level of impact can be considered satisfactory, particularly with the forthcoming East Kent Access improvements.

Air Quality

The Air Quality Assessment considers road exhaust emissions, dust and Nitrogen Dioxide effects. On the basis of predicted road traffic levels and other emissions, studies indicate that the impact on air quality will not be significant.

Construction activities will potentially cause air quality degeneration; however, management measures are proposed to control these impacts.

Sustainability

In terms of construction, the developer aims to achieve a BREEAM rating of `very good' - an assessment of how this will be achieved is included in the Environmental Statement. A range of sustainable design measures relating to energy conservation, water conservation, pollution, materials and waste, transport and land use, and biodiversity are proposed.

The application of energy efficiency measures is anticipated to reduce carbon emissions by 10% over current UK building regulations. A mixture of renewable energy measures is proposed (solar heating, biomass CHP and photovoltaics) to offset 12% of the development's carbon emissions.

Socio-Economic

The applicant contends that the scheme will generate substantial employment and inward migration. This has a positive impact on the local economy and strengthens the labour market; however, it will also result in reduced housing affordability and create extra pressure on local Health and Education infrastructure. It is therefore important to give local residents the opportunity to gain employment. Mitigation in the form of job training would help recruit local employees.

The local population has high unemployment and low education levels which will be addressed through job training, reducing the strain on existing social infrastructure and housing provision. A contribution towards Health and Education may be needed to offset the impact of in-migration.

PLANNING POLICIES

Kent and Medway Structure Plan

Policy TH1 of the Structure Plan seeks to address long-standing economic and social problems within Thanet by strengthening and diversifying the local economy and employment base. It encourages enhancing the rate of inward investment in the economy.

It acknowledges that improvements to infrastructure will be required to support economic growth and improve accessibility, including the East Kent Access, rail infrastructure and service improvements between Thanet and Canterbury, Dover, Ashford and London, and an eventual direct rail link to Manston Airport.

Policy QL1 relates to the quality of development and design, and seeks to apply the principles of the Kent Design Guide.

Policy EP2 gives priority to developing sites in Kent with planning consent or identified in Local Plans for business use, and states that existing employment sites that are well located and otherwise well suited to employment use should be retained for this purpose.

Policy EP4 specifically gives priority to Manston Park as a strategic employment location.

Policy TP7 discourages through traffic, particularly goods vehicles, from travelling on minor roads through the use of traffic management measures, regulatory measures, the control of development and freight quality partnerships.

Policy TP9 supports public transport and promotes it through partnerships such as that existing within Thanet.

Policy TP11 promotes facilities for pedestrians and cyclists.

Policy TP15 requires development which generates significant increases in traffic and Heavy Goods Vehicles to be well related to the primary and secondary road network.

Policy TP19 requires development proposals to comply with maximum vehicle parking standards adopted by the County Council.

Policy MR1 requires proposals for development to incorporate sustainable construction techniques.

Policy MR8 states that development would not be permitted where it would give rise to an unacceptable impact on the quality or yield of Kent's water courses and ground water resources.

Policy MR9 supports the expansion of water supply and waste water facilities where there is a demonstrable need to serve development proposed in accordance with the Development Plan.

Thanet Local Plan

The Local Plan adopts a self-containment approach, with a continued emphasis on employment development, particularly the development of the Central Island, the Airport and adjacent Business Parks. It comments that more rapid development will help strengthen and broaden the area's economic base, making it less vulnerable to economic change in the future and reduce the level of commuting from the district to other centres.

Policy EC1 allocates Manston Park, within which the site is located, for Classes B1 (Business), B2 (General Industry) and B8 (Storage and Distribution). It requires a Landscape Scheme appropriate to the scale, location and character of the site to provide an attractive environment. It also requires that applications be accompanied by Traffic Impact Studies and Green Travel Plans.

Policy EC7 relates to economic development infrastructure, and seeks to ensure that development opportunities are assisted through infrastructure and utility provision through the Spatial Development Company. This policy seeks to enable forward funding of infrastructure on the basis that incoming development covers the cost of forward provision to serve its sites.

Policy TR2 relates to the road hierarchy, and seeks to ensure that traffic can be channeled onto the most appropriate route to the road hierarchy through road improvements, junction improvements and appropriate Traffic Management Schemes.

Policy TR3 seeks to ensure that proper provision is made for transport infrastructure that is necessary and relevant to developments to be permitted. Such proposals will be assessed in terms of their impact upon capacity and safety of the transport network, together with their social and economic impacts.

Policy TR7 supports proposals to facilitate use of public transport, and requires all new development to take into account the needs of pubic transport and, where opportunities arise, improving facilities for waiting passengers.

Policy TR11 seeks to provide for safe convenient access and movement by pedestrians in new development proposals.

Policy TR12 promotes increased use of cycling and the provision of a network of cycle routes, with substantial development generating travel demand being required to provide convenient and secure cycle parking and changing facilities.

Policy TR14 promotes sustainable transport measures, and requires development to incorporate or contribute to the cost of their provision.

Policy TR15 promotes Travel Plan measures.

Policy TR16 requires new development to make satisfactory provision for the parking of vehicles based upon Kent Vehicle Parking Standards, as amended within the Plan.

Policy D1 establishes design principles for new development which are required to provide high quality and inclusive design, sustainability and good quality layout and materials.

New development is required to:

respect or enhance the character or appearance of the surrounding area;

be compatible with neighbouring buildings and spaces;

incorporate a high degree of permeability for pedestrians and cyclists;

incorporate provision for disabled access;

retain open spaces and gaps in development and new landscaping;

incorporate, where appropriate, wildlife habitats and corridors;

incorporate measures to prevent crime and disorder;

incorporate, where practical, high quality integrated public art;

provide safe and satisfactory means of pedestrian and vehicular access;

incorporate sustainable drainage.

Policy D2 requires integrated landscaping proposals.

Policy D4 requires the submission of Design and Access Statements in support of development.

Policy CC2 relates to landscape character areas.

The site is within the central chalk plateau where care should be taken to avoid skyline intrusion and the loss or interruption of long views to the coast and sea. Development proposals that conflict with the above will be permitted where it can be demonstrated they are essential for the economic or social wellbeing of the area.

Policy NC1, NC2 and NC3 relate to protection of natural habitats.

Policy NC4 relates to habitat management and creation, and encourages positive contributions to the retention, creation and management of wildlife habitats which could contribute to a network of wildlife corridors and stepping stones.

Policy EP1 relates to potentially polluting development which will be permitted only where applicable statutory pollution controls and siting will effectively and adequately minimise the impact upon land use and environment resulting from the release of pollutants. In determining proposals, regard will be paid to the economic and wider social need for the development.

Policy EP6 relates to noise levels, and development proposals that generate significant levels of noise must be accompanied by a scheme to mitigate such effects, bearing in mind the nature of surrounding uses. Proposals that would have an unacceptable impact on noise-sensitive uses will not be permitted.

Policy EP9 relates to light pollution, and requires that development that includes the provision of outdoor lighting should be designed to minimise light glare, light trespass, spillage and sky glow so as to preserve residential amenity, the character of the surroundings and prevent disturbance to identify wildlife areas.

Policy EP12 relates to surface water run-off, and requires that development contributing to an unacceptable flood risk due to surface water run-off will not be permitted. It requires that, wherever practical, the inclusion of sustainable drainage systems be employed to ensure surface water run-off is not increased.

Policy EP13 states that development in the ground water protection zones that have the potential to result in an increased risk of contamination of ground water sources will not be permitted unless adequate mitigation measures can be incorporated to prevent such contamination taking place.

Policy CF2 relates to development contributions. This requires that where development directly results in the need to provide new or upgraded facilities, including transport infrastructure and educational facilities, the applicant will be required to make a contribution towards the cost of such provision which is fairly and reasonably related in scale and in kind to the proposed development.

NOTIFICATIONS

Minster Parish Council supports the proposal, subject to an approved programme of landscaping to safeguard the amenities of the residents in the area.

Birchington Parish Council raises concern about the road infrastructure of the site and whether a road will be included in the plan to divert traffic access away from Birchington and Acol.

Acol Parish Council raised the following concerns in relation to:

Water supply and waste water disposal - there are regular water shortages and frequent hosepipe bans in the area, and they have serious concerns over potential contamination of the water supply.

Increased traffic - 4,500 vehicular movements have been counted in one day from 7am - 7pm through Acol village. There would be a further increase in traffic from the development. Double glazing should be seriously considered to mitigate the noise pollution created by the development and the lighting should be directed onto the building, not pointing outwards towards Acol, to reduce the effects of the inevitable light pollution. Acol Parish Council questions compliance with Local Plan policies in relation to the site. Residents have contacted the parish council enquiring about compensation in terms of property depreciation and discounts on Council Tax if the project is approved. Although the Business Park is in Manston Parish, it has more of an impact on the Acol residents.

Manston Parish Council makes the following comments:

They accept that Phase 1 is within allocated employment land in accordance with the Thanet Local Plan and the Kent and Medway Structure. They request that adequate buffer zones and substantial planting be provided to soften the impact on the landscape and local residents, particularly in relation to the reduction of noise and light pollution.

The impact of these proposals depends greatly on the associated Section 106 Agreement, particularly in relation to the employees travelling to the site from Thanet towns and in terms of traffic management and road improvement. HGVs should be routed along the East Kent Access/A299, and should be prevented from using the B2050 through Manston; the Spitfire Junction should be improved; minimal car usage should be encouraged for commuters, and dedicated bus services provided.

They are not convinced that the Traffic Management proposals will be sufficient to mitigate the detrimental effect of the volume of traffic on the highway network as a result of the development, and request:

The Traffic Management Plan and Co-ordinator to be ongoing as a condition of the permission and not given a time limit;

Early completion of the carriageway strengthening at Spratling Street, a designated cycle route, which is currently unsuitable for cyclists;

They doubt the numbers of employees to cycle to work will be as high as anticipated;

They are concerned that the Traffic Management Scheme has no proposals for cycling from Margate;

The Spitfire junction should be improved. with joint funding from CGP and the Airport at an early stage to avoid two stages, even if China Gateway and the Airport proposals do not proceed simultaneously;

The Travel Plan refers to bus links to Ramsgate Railway Station, when Birchington is closer. They consider a bus service tailored to the employee catchment areas and work times is the only means of reducing commuting by car.

An effective training partnership between the Employment Service and the organisations to be based on the development should be created, to ensure effective training is available to the local workforce.

Pollution should be avoided as the site lies in the open countryside and within the water catchment.

Drainage proposals are still a concern, particularly regarding the disposal of foul water and the use of mains drainage to accommodate the large amount of waste water is essential to protect the aquifer. Compliance with expert recommendations is paramount.

Manston Parish Council will object strongly to Phases 2 and 3 of the development as the site lies in designated open countryside and the central chalk plateau and they do not want any approval for Phase 1 to create a precedent and make way for Phases 2 & 3.

They also comment that:

The Ecological Survey makes reference that a Section 106 agreement with the developer will impact on areas outside of the control of the developer or the public authorities, which is felt to be unreliable and unachievable.

The Ecological Report states that the survey of the invertebrates was done in one day, which is too brief for a thorough study, and the reptile survey was done at the wrong time of year to be accurate. More protection for species indigenous to this site is required.

The report states the fields to be intensively farmed, and Manston Parish Council oppose the use of this productive farmland for development, given the current climate of food shortages.

The Pegwell & District Association accepts that Phase 1 is on allocated employment land. They are concerned that should consent be granted for Phase 1, Phases 2 and 3 will be granted on the grounds there will then be a linkage between the phases. The take up of greenfield land for phases 2 and 3 is a radical departure from the Local Plan. It appears that there is currently a surplus of land in Thanet for employment use, and no justification can be provided for the use of the much valued open land.

Kent International Airport (Infratil) is in favour of high quality employment floorspace and job opportunities at Manston Business Park, but they feel the Environmental Statement submitted lacks sufficient information in relation to:

Lack of reference to the future growth of KIA - The existing airport capacity and that there are plans for future growth are acknowledged, but there are no specific future projections of the airport. KIA argues that future growth of KIA should be taken as a commitment against which potential impacts of Phases 2 and 3 are assessed.

Traffic impacts - If Phase 1 is approved and East Kent Access (EKA) will not be complete until 2014, junction capacity would be significantly exceeded until the EKA is completed at Mount Pleasant and the Spitfire Junction. The applicant has failed to take into consideration the effects of future KIA traffic numbers and they argue the Transport Assessment will be insufficient to deal with the resultant traffic increases.

Car Parking - The parking figures are unclear and vary throughout the ES. KIA is concerned that excessive spaces will increase traffic volumes and excessive availability could encourage off airport parking to the detriment of the airport's operation and increase overall vehicle movements in the area. The parking strategy needs to be clearer.

Airport Access Road - the potential for a dual carriageway running eastwards from the junction at Columbus Avenue to the Spitfire Junction was previously proposed, but does not appear on the submitted plans. Space set aside and designated as a dual carriageway should be a minimum provision, and the route of the Airport access road must be agreed with the Airport and the Council before the application in question is determined.

Planting and Water Environment - The trees and planting must be low growing and unsuitable for roosting or flocking birds, as birds fly at levels dangerous to aircraft. The council should consult with the Airport on any decisions regarding planting schemes.

Capacity of local services - They are concerned that the capacity of local utilities has not been adequately considered.

Aerodrome Safeguarding Requirements - They are currently reviewing the submitted drawings to ascertain whether they comply with the Civil Aviation Authority, and will submit these comments in due course.

Indicative Masterplan - The Environmental Statement could be subject to change as the overall Masterplan is only indicative. This may result in the need for a review or resubmission of the ES.

Clague on behalf of Cohline raised concern over Cohline's right of access to the loop road, and that the red line of the application includes the loop road within the development site. Any removal of their right of access would create key operational difficulties.

They questioned the location of building 07, which they regard as very close to Cohline, and the level difference makes them question an achievable relationship. They were interested in which conditions would be implemented in terms of the landscaping on the proposed development, to ensure it was planted at the earlier phase. They requested clarification over the KCC land ownership where the Gateway building is proposed, and any potential access from the adjacent roundabout.

Robinson Allfree Solicitors on behalf of Theatrical Pyrotechnics Ltd detail the lease of Theatrical Pyrotechnics Ltd from the freeholder, Commercial Group Properties Ltd., which expires in 2013, and argue the proposed development up to the boundary of the premises will compromise the business. They consider the proposed development would be a breach of the landlord's obligations. The safeguarding zone relating to the business will extend into land owned by CGP Ltd., and Theatrical Pyrotechnics have submitted a safeguarding plan to demonstrate the safe zones for public traffic routes, inhabited buildings and buildings of vulnerable construction.

Neighbour Representations

At the time of completion of this report, in total 408 representations have been received - 1 in support and 407 in objection.

The letter in support of the application considers that the development will bring much needed business and employment to Thanet and East Kent, improving the economic prosperity.

Of the objections:

30 of the total representations were a generic letter relating to all 3 phases.

57 were a generic letter objecting specifically to Phase 3.

238 were a generic letter objecting on the grounds of the threat to the water supply and the need for mains sewerage, traffic generation and non compliance with Policies CC2, EP13 and CC9 of the Local Plan. Two people asked for the removal of their details, as a letter had been signed in their name by someone else.

84 were individual letters and emails.

2 petitions were received, one with 20 names and the other with 36 names.

The main issues and concerns from the objectors are as follows:

Traffic

There are existing problems with the large amount of traffic, both domestic vehicles and HGVs, using the B2190 Minster roundabout, and traffic through Acol which will only increase with the development during construction and on completion.

The increased traffic generation from the development will cause problems on the insufficient road infrastructure and for the local residents.

How will HGV movements be prevented on the narrow country lanes?

Concern as to whether alternative modes of transport other than the car, such as cycling and buses, will be utilised and the extent of cycleways and footpaths beyond the boundary of the site.

The proposed subsidised bus is unlikely to encourage employees not to use their cars.

There is too much car parking and the site is over-developed.

Public Transport Schemes should be considered to prevent congestion on the local roads.

The roads are unsafe, it is unrealistic to expect people to cycle to the site and there is concern as to whether the developer will pay for the road improvements or not.

Concern over the potential increased traffic movements along Alland Grange Lane from HGVs and commuter traffic, which will jeopardise the safety of the residents and also cause damage to the verges and hedgerows. Mitigation measures should be put in place as the lane could not cope with the predicted traffic movements.

Concern regarding the wider impact of increased traffic travelling through Thanet as well as in the locality of the site.

The generation of more traffic on the local roads will increase the potential for accidents.

Water

The water supply would be put at risk from contamination/pollution/chemical spillage as the development would lie on top of the major Grade A aquifer and water supply for Thanet, which would be at risk during the construction period and operation of the site.

Flooding could occur with natural soakage being concreted over, and heavy rainfall could cause flooding of the sewers.

The existing water shortage would be increased by the supply of water to the development.

Despite investment by the Water Company, previous problems with sewage and waste water are only just being resolved.

Noise, Air and Light Pollution

Noise levels were not measured in Acol and predicted levels were only measured in the day time, not at night.

The air quality will be affected by the increased vehicular movements and the potential fumes or smoke from the industrial units.

Concern was raised over the 24 hour shift operation and its associated vehicular movements, which will cause noise and disturbance at night as well as during the day.

The 24 hour operation will also cause light pollution from the lighting across the site, and the buildings will create a loss of natural light and a loss of darkness at night.

There is considered to be a lack of information about the noise and light impact on the residents of Acol and noise levels should be measured further, with possible working hour restrictions, and further information is required regarding night-time light pollution.

Manston Business Park already has a detrimental impact on the local residents in terms of light and noise pollution, which will be made worse by the proposed development.

Visual

The visual impact of the landscape and the “green belt” land will be destroyed, with ugly buildings/sheds/warehouses changing the rural character of the area and taking away the open space.

The long views across the countryside will disappear.

Irreversible damage will be cause to the countryside, which we should be preserving.

Sufficient planting to screen the buildings is required. The Cummins planting is inadequate, and the proposals for the development do not adequately screen the site.

A 30 metre landscape screen should be required.

The building heights are of concern.

Concern in relation to the design of the X-type buildings and associated lorry parking and their impact on Acol, both visual and in terms of noise, could they not be relocated elsewhere on the site.

General Concerns

There is recognition that Phase 1 is on allocated employment land.

The land should be retained for farmland and agricultural uses, especially in relation to the world food shortage.

Existing brownfield sites such as Richborough Power Station and land already designated for employment use and existing business parks should be used first before constructing on greenfield sites.

Concern over the sustainability of the site and the developer's long term interest.

The jobs created from the development will only be low skilled and minimum wage jobs, with no long term security or career prospects and there is concern as to whether the jobs will be for local people or external workers.

Concerned with the reputability of the Chinese companies that will be on the site and the human rights and environmental issues associated with China.

Concern over the council's involvement with the Chinese and the visits to China that have occurred.

The development should be located on the other side of the Airport runway, as there is a main road (A256) to service the development and there are dangers that landing aircraft could mistake t