Agenda item

Considered

The report of the Assistant Director Planning – Community Development Service requesting Members to determine an outline planning permission with all matters reserved apart from access for the construction of a motorway service area comprised of an amenity building; petrol filling station; drive-thru coffee shop; parking facilities; internal access roads; services areas and other associated facilities including landscaping and amenity areas with a new roundabout junction and other highway works on the A6055 - Barton Motorway Truck Stop, Junction 56 A1(M), Barton, DL10 6NA.

The application was referred to the Committee due to the strategic nature of the proposal being a Motorway Service Area (MSA), raising significant material planning considerations that affect more than one area committee geography.

A Planning Officer presented the Committee report, highlighting the proposal; the site location and description; the context to the application; planning guidance; and policy and planning considerations. The report also provided a conclusion and recommendations.

An update to the report had been published prior to the meeting which corrected a small number of inaccuracies within the original report, provided details of additional representations received since the publication of the original report and an assessment in relation to provisions for abnormal loads.

Additional conditions were also suggested, as follows.

A.     The development hereby approved shall not be brought into first use until a National Highways signage agreement has been obtained and such signage provided for direction signing for the Motorway Service Area from and to the A1(M).

Reason: For the safety and efficient operation of the Strategic Road network

B.     The internal road layout shall provide equivalent provisions as detailed by plan 7690_06 Rev G6 and be designed to accommodate abnormal loads.

Reason: For the safe and efficient operation of the development and to ensure it designed to an appropriate standard for this type of facility.

Councillor Carl Les, Divisional Member for Catterick Village and Brompton on Swale, submitted a statement that was read out by the clerk, which related to this application and the application detailed at Minute Number 77. He highlighted the following.

·        The applications related to two Motorway Service Areas within 10 miles of each other, one (Minute Number 76) a brownfield site and the other (Minute Number 77) a greenfield site.

·        Local residents were opposed to the development detailed in Minute Number 77.

·        There would be extraordinary number of rest sites and available facilities on a relatively short stretch of road should both of the applications be approved.

·        Support should be given to the development of the brownfield site (Minute Number 76) and not the greenfield site (Minute Number 77).

Councillor Angus Thompson, Divisional Member for North Richmondshire, submitted a statement that was read out by the clerk, highlighting the following.

·        The current facilities at Barton were neglected and in need of upgrading.

·        The application provided an opportunity to update the facilities, on a brownfield site that would assist all users of the road network.

·        There was a need ensure that large vehicles did not pass through nearby villages, to ensure that access for the immediate neighbours to the proposed site was not impeded and to ensure that the flooding issues in that area were addressed.

Steve Gibbon, a local resident, addressed the Committee, highlighting the following.

·        The need to address the flooding and drainage situation at the site through the proposed development.

Steve Hill, representing local residents in support of the application, addressed the Committee, highlighting the following.

·        A number of issues required addressing through the application but overall the development would be positive for the local area.

Jess Lockwood, property director at Moto, representing the applicant addressed the Committee, highlighting the following.

·        There would be a £20m investment into the upgrade.

·        The development would address issues regarding the gap between motorway service areas as outlined by the Department for Transport.

·        This development was on a brownfield site and would have the least impact on the environment.

This development was on a brownfield site and would have the least impact on the environment.

·        It was emphasised that although the two MSA applications were close together each should be determined on its own merits and that there were strategic highway reasons given for the development of both.

·        In relation to the issues raised in respect of flooding and drainage it was stated that these would be addressed through the development. It was emphasised that all parties should be fully engaged in relation to the measures that would be provided including the occupants of Quarry House to the North who have experience flooding in the past.

·        The development may reduce visitors to Scotch Corner Services and thus reduce congestion at this junction and service area.

·        Provision of solar panels on the proposed building are desirable and should be secured.

·        The road network situation around the proposed development would be carefully planned to take account of local concerns.

·        A S278 agreement would be entered into to control and continue the abnormal load route aspect of the proposals.

·        It was noted that although the two MSA applications had to be determined on their own merits, there appeared to be more parking space provided in a smaller area for this application. In response it was noted that there were additional buildings required for the subsequent application, therefore, less dedicated parking space.

Resolved

That planning permission be GRANTED subject to conditions listed in the report, together with the additional conditions detailed above and the additional condition detailed below, and the completion of a S106 agreement with terms as detailed in Table 1 of the report.

Prior to any works above existing ground level a detailed low carbon and renewable energy strategy shall be submitted to and approved in writing by the local planning authority. The strategy shall demonstrate how opportunities to deliver carbon savings in excess of Building Regulation requirements have been considered and demonstrate that carbon savings have been maximised.

The development shall there afterwards take place in full accordance with the approved details and any associated technology installed and made fully functional prior to first occupation. The approved measures shall be retained and maintained in perpetuity unless replaced for a more sustainable system which is more energy efficient.

Reason: To improve upon Building Regulations Part L (as of date of decision) as required by Policy CP2 of the Richmondshire Local Plan 2012-2028 Core Strategy adopted 2014.

The voting on this resolution was unanimous.