4854-191117-0401- planning statement
TRANSCRIPT
Job No. 4854 Corporate Architecture Ltd
November 2019 Venari House
Revision A 1 Trimbush Way
Market Harborough
Leicestershire LE16 7XY
Planning Statement
New fire and rescue training centre including 'fire house' simulator', cold
'smoke house' simulator, modular training and welfare building and
ancillary facilities
For
Warwickshire Fire and Rescue Service.
DEFRA - Environment Agency Midlands, Lea Marston Depot,
Coton Road, North Warwick,
B76 0BX
1.00 Introduction
1.01 The This planning statement has been prepared on behalf of Warwickshire
County Council (Physical Assets – Warwickshire Fire and Rescue Service) in
support of an application for full planning permission for the application.
1.02 There are legislative duties for the Fire Authority contained in the Fire Services
Act 2004, Civil Contingencies Act 2004 and the Health & Safety at Work Act
1974. The Government sets out its expectations in the Fire and Rescue National
Framework for England, the priorities in this framework are for Fire and Rescue
Authorities to:
Develop and maintain a workforce that is professional, resilient, skilled, flexible
and diverse.
Collaborate with emergency services and other local and national partners to
increase the efficiency and effectiveness of the service they provide;
Every Fire and Rescue Authority must assess all foreseeable fire and rescue
related risks that could affect their communities; this is set out in its Integrated
Risk Management Plan (IRMP). As a result, the deployment and configuration
of those resources within the IRMP drive, amongst other things, the training
requirements placed upon Warwickshire Fire & Rescue.
The provision of effective operational training facilities is a critical issue for a Fire
Authority, given the hazardous operational environment in which Fire Service
personnel operate
A range of options has been considered by Warwickshire Fire & Rescue and the
impact of all these options has been assessed and scored against:
Public safety and response
Operational efficiency
Training demands
Flexibility / future proof
Training quality
Strategic alignment / Partnership approach
Value for money
1.03 Warwickshire fire and rescue have designed a local sustainable distributed
training option using existing facilities within Warwickshire. This the best solution
will be achieved by using the vacant Outdoor Education Centre at Kingsbury
and a partnership arrangement with the Environment Agency at Lea Marston.
This is primarily to ensure safe investment of the public pund via inter agency
working (One Public Estate)
1.04 WFRS had to work within a restricted budget to ensure best value for the people
of Warwickshire whilst ensuring that we designed and build training facilities that
meet the mandatory standards, the aspiration to meet recognised best
practice and quality require to ensure our staff receive the training outputs
identified by public, coroner and judicial enquiry that deliver a Fire and Rescue
Service that meets the County’s needs.
1.05 To effectively deliver the current WFRS training Strategy, which in turn links to the
IRMP, training demand has been assessed as provision of the following 15
elements:
Incident command
Breathing Apparatus and Tactical Ventilation
Road Traffic Collision
Fire fighter development
Water rescue & flood response
RYA Boats
Hazardous Materials
First Response Emergency Care
Safe working at Height
Large Animal rescue
High volume Pump
MDU
Heavy rescue
Health & Safety (IOSH/NEBOSH)
Officer development
The initial findings of the Grenfell Tower Fire Report have shown “Systemic
Failures” by the London Fire Brigades in its response to the 2017 blaze. Whilst
WF&RS was not involved it is clear that better training in the county will help to
improve the fire fighting in an incident in large tower blocks and other
residential properties.
2.00 Proposed Development
Development Rationale
2.01 In order to achieve their objectives Warwickshire Fire and Rescue Service
require high quality and fit for purpose training facilities. Training facilities are
currently located in Bedworth and Dunchurch but these sites offer limited ability
to provide the full breadth of training services. Whilst the quality of training
currently provided is high, the wide reaching requirements of training required
by the Fire Service means that not all of the essential training can be provided
within Warwickshire. For this type of specific training WF&RS currently have to
make use of facilities elsewhere in the United Kingdom.
2.02 This site has been identified as the most appropriate for the proposed Training
Facilities due to its isolated location away from residential and business use and
adjacent to redundant industrial plant.
2.03 The proposed “fire house” simulator is a bespoke real fire training unit complete
with smoke filtration system which will allow the training of firefighters as follows:
Search a smoke logged building
Provide a realistic environment
Attack and extinguish fires
Indicative Photograph of a similar “Fire House” simulator
2.04 The proposed Cold Smoke House will use cosmetic smoke ie. not smoke from
the burning process and will primarily be used for:
Crews to practice searching a building with limited visibility
Incident Command procedures used by the Officer In Charge (OIC) of a
simulated incident
Working at height training
Indicative Image of the Cold Smoke House.
2.04 The proposed site is within the DEFRA Environment Agency Depot utilising an
existing access to the highway. The depot also has extensive existing car
parking areas.
2.05 Welfare and Training Facilities on site are also required to allow provide
washing, canteen, training areas, and storage areas.
Proposed Development
2.06 The application proposes a development of land within the existing DEFRA -
Environment Agency Midland Lea Marston Depot.
2.07 The Depot consists of a number of modular office / welfare facilities together
with storage and maintenance buildings.
2.08 The existing concrete access road will be reused to allow fire appliances and
other vehicles to access the site.
2.09 Limited parking and turning areas are provided on the development site but
the existing depot has extensive car parking facilities.
2.10 Ancillary skips and stores are to be provided.
Proposed Site Plan
3.00 Site Description and Surroundings
3.01 The site is located to the east of Lea Marston in Warwickshire on Coton Rd. The
site is bordered by:
A - Other Environment Agency Site and Rural Land
B - River Tame Reservoir
C - Lea Marston Village and Rural Land
D - Rural Land
The site is currently a fully operational Environment Agency depot.
Aerial View of the Environmental Agency Depot
3.02 The Depot is accessed from an existing highway access point off Coton Road,
Lea Marston. The Kingsbury Road links to the M42 Motorway.
3D View of the site
3.03 Adjoining the site is the existing disused industrial type plant.
4.00 Planning Policy Context
Core Strategy Policies
4.01 The North Warwickshire Core Strategy was adopted in October 2014.
4.02 The Proposals Map identifies the site as being within the Green Belt
4.03 Policy NW10 Development Considerations states that development should
meet the needs of residents and businesses without compromising the ability of
future generations to enjoy the same quality of life that the present generation
aspires to. Development should be targeted at using brownfield land
4.04 Policy NW17 Economic Regeneration states that the delivery of employment
generating uses, including the redevelopment of existing employment sites and
farm diversification, should reflect the need to broaden the employment base,
improve employment choice and opportunities for local people.
Local Plan Policies
4.05 North Warwickshire Local Plan was submitted for examination in March 2018.
4.06 Policy LP14 Landscape states in particular within identified landscape
character areas development will conserve, enhance and where
appropriate, restore landscape character as well as promote a resilient,
functional landscape able to adapt to climate change. Specific landscape,
geo-diversity, wildlife and historic features which contribute to local character
will be protected and enhanced.
4.07 Local Policy LP31 Development Considerations notes that development:
Should be targeted at Brownfield Sites.
Should maintain and improve the provision of accessible local community
services.
Should not lead to the loss unless a site of equivalent quality and accessibility
can be provided, or shown that it is surplus to needs; and,
avoid and address unacceptable impacts upon neighbouring amenities
through overlooking, overshadowing, noise, light, air quality or other pollution.
5.00 Site History
5.01 The site is within the existing DEFRA – Environmental Agency Lea Marston Depot
and is currently vacant land.
5.02 The Lea Marston Depot contains offices and welfare facilities for flood planning
and storage and maintenance buildings for flood resistance plant and
equipment.
5.03 Desktop searches indicate that part of the development site and adjoining
land as potentially infilled land where an old pond has been infilled with
unspecified material.
6.00 Planning Analysis
6.01 In accordance with the provision of Section 38(6) of the Planning and
Compulsory Purchase Act 2004, this application is to be considered against the
provisions of the adopted Development Plan, unless material considerations
indicate otherwise.
6.02 In this case the Development Plan comprises the adopted The North
Warwickshire Core Strategy was adopted in October 2014
6.03 Other material planning considerations include the National Planning Policy
Framework (NPPF) and relevant Supplementary Planning Documents.
6.04 The NPPF is fully aligned to the Governments Plan for Growth agenda and
establishes the presumption in favour of sustainable development. It attaches
significant weight to the need to secure economic growth, job creation and
enterprise.
6.05 In considering a planning application, the first issue is to consider whether the
proposals are acceptable in principle and in accordance with the policy with
the policy objectives and land use proposals of the development plan, and
then to determine whether there are any other material considerations that
need to be weighed in the decision making process.
6.06 Pre-application discussions were undertaken with planning officers at
Warwickshire County Council.
The Principle of Development
The Location of the Development
6.07 The application site is within the existing DEFRA – Environmental Agency Lea
Marston Depot and is currently vacant.
6.08 The Lea Marston Depot contains offices and welfare facilities for flood
planning and storage and maintenance buildings for flood resistance plant
and equipment.
6.09 The proposed use of the site of the site is to provide a bespoke Training Centre
for the Warwickshire Fire & Rescue Service including extensions and alterations
to the existing building.
6.10 The site is currently vacant.
Transport
6.11 The existing highway access is retained and currently used as the main access
point to the Lea Marston Depot which contains offices, welfare facilities, and
storage buildings.
6.12 No significant additional traffic is anticipated.
Ecology
6.13 A Preliminary Ecological Appraisal has been undertaken by Wood and is
submitted as part of the application and summarises that:
6.15 there are no statutory designated biodiversity sites of international importance
within 5km of the Site;
there are six statutory designated biodiversity sites of national importance within
5km of the Site comprising two LNR and four SSSI’s, and
6.16 there are six non-statutory biodiversity sites of local importance within 1km of
the Site. These comprise two Local Wildlife Sites (LWS), two potential Local
Wildlife Sites (pLWS) and two sites that are part designated as Local Wildlife Sites
(part LWS)
6.17 With regards to legally protected/important species within 1km of the Site the
report notes:
A summary of the 2932 records of legally protected/important species17
identified from within the 1km search area, in addition to one invasive species,
is provided below.
12 records of seven important plant species namely; Smith’s pepperwort,
ragged robin, common cudweed, dittander, eyebright, hoary plantain and
small cudweed;
ten records of six invasive species namely; giant butterbur, yellow archangel,
American mink, fringed water-lily, New Zealand pygmyweed and Himalayan
balsam;
nine records of three species of bat (recorded within 1km) namely, soprano
pipistrelle, common pipistrelle, Pipistrellus species and an unidentified bat
species. Additionally, five records relate to bat roosts within 2km of the Site
(detailed in Table 3.3);
five records of three legally protected/important mammal species, namely;
hedgehog, otter and dormouse;
21 records of four legally protected/ important amphibian species, namely;
great crested newt, grass snake, slow worm, and common toad;
2729 records of 68 legally protected/ important bird species namely: avocet,
bittern, barn owl, black-tailed godwit, bullfinch, common redpoll, common gull,
common sandpiper, common tern, cuckoo, curlew, dunlin, dunnock, fieldfare,
gadwall, garganey, glaucous gull, goldeneye, grasshopper warbler, green
sandpiper, greenshank, grey wagtail, greylag goose, herring gull, hobby, house
martin, kestrel, kingfisher, lapwing, lesser black-backed gull, lesser redpoll, lesser
spotted woodpecker, linnet, marsh harrier, marsh tit, meadow pipit, merlin,
mistle thrush, mute swan, osprey, oystercatcher, pink-footed goose, pochard,
red kite, redshank, redstart, redwing, reed bunting, shelduck, short-eared owl,
shoveler, skylark, snipe, song thrush, spotted flycatcher, starling, stock dove,
swift, tawny owl, teal, whinchat, wigeon, willow tit, willow warbler, woodcock,
yellow wagtail and yellowhammer; and
146 records of 21 important species of invertebrate, predominantly comprising
moths such as latticed heath, cinnabar, dingy skipper, blood vein, Anthracus
cosputus, dusky brocade, rustic, shaded broad-bar, small phoenix, small
square-spot, mottled rustic, oak hook-tip, dot moth, rosy minor, sallow, white
ermine, buff ermine, deep-brown dart, broom midget, green brindled crescent
and a single butterfly species, small heath.
Trees
6.18 A Tree Survey and Constraints Plan has been produced by the Tree and
Woodland Company. It confirms that a site survey was undertaken in October
2019. The accompanying plan identifies the trees on the site. The position and
category of each tree identified has been recorded. The trees were found to
be of mixed age and condition. The report recommends that the siting and
design of the proposed development should consider the presence of the
identified trees. The trees on the site have been taken into account in the
design evolution of the proposed scheme.
Landscape and Visual Appraisal
6.19 A Landscape and Visual Appraisal has been carried out by Woods, dated
October 2019. The Report Summarises that overall the site has capacity to
incorporate the proposed development within the designated area. Key
existing landscape features (i.e. tree groups) within the development area
have been assessed as being Category C (low value and quality) therefore
their removal will not cause a major effect in terms of landscape loss. Other
tree groups outside of the development area should be retained/protected
(in accordance with BS 5837:2012) during the development process. Any
associated new structures such as buildings/fencing/gates should be
sympathetic in terms of design, layout, style and appearance (i.e. colour).
6.20 The report notes the large existing industrial plant adjoining the development
site.
Noise
6.21 A Noise Assessment has been undertaken by Woods dated November 2019
6.22 The report concludes on the basis of the information available, adverse noise
effects at the nearest receptors are most unlikely.
Air Quality Assessment
6.23 An Air Quality Assessment has been undertaken by Wood and is submitted in
support of this application.
6.24 The report concludes that the impacts of the Proposed Site activities on local
air quality are therefore expected to be negligible. Considering the existing low
background pollutant concentrations in the area, the future air quality
concentrations are expected to remain well below the AQOs and EALs as
detailed in the report.
Flood Risk Assessment
6.25 A Flood Risk Assessment is due to be carried out.
6.26 The positioning of the buildings have been reviewed due following a preliminary
meeting with the Environment Agency so as to be located outside of the flood
zone.
Design
6.27 A Design and Access Statement has been prepared and is submitted in support
of this application. The DAS describes the proposed development and the
evolution of the design from inception to its final design.
6.28 The DAS describes the context of the application site within the immediate
environs of the site and the wider context. It then provides an analysis of the site
itself in terms of its current land use and landscape characteristics.
6.29 The opportunities and constraints which are presented by the application site
are set out. The DAS notes that as a disused site with existing building and
structures to be retained and the site layout is determined by these constraints.
6.30 The proposed layout of the development and how the various elements of the
overall centre interact is described. The layout is based on the constraints of the
site and the operational requirements of the WF&RS.
6.31 The scale and massing of the proposed training centre has been designed
working around the constraints of positioning the “fire house” simulator to suit
operational requirements as well as reusing the existing concrete roadway. This
is to minimise the amount of new hard surfaces and reduce the impact of the
development.
6.32 The “Fire House” and Cold “Smoke House” simulators are functional structures
constructed from metal cladding.
6.33 The modular welfare / training building is a functional building and will faced in
colour coated metal cladding.
Landscaping
6.34 Landscaping details to follow from the consultant.
Sustainable Design
6.35 Where possible the existing concrete roads have been utilised and
impermeable surfaces have been kept to a minimum.
6.36 The footprint of the buildings has been kept to a minimum and this reduces the
area of hard surfaces at the development.
Drainage
6.37 Surface water is to be discharged into the adjacent water course subject to EA
Approval.
6.38 Foul drainage from the Welfare Building is to be treated on site and the treated
run off to be discharged into the adjacent water course subject to EA Approval.
6.39 Water from the “Fire House” simulator is to be collected and disposed of off site
and is subject to a separate Drainage Strategy to be submitted to the Local
Planning Authority.
7.00 Special Circumstances for Developing on the Green Belt Site
7.01 The WF&R Service has examined several possible locations for this facility and
these have been assessed and scored against the following criteria:
• Public safety and response
• Operational efficiency
• Training demands
• Flexibility / future proof
• Training quality
• Strategic alignment / Partnership approach
• Value for money
The Lea Marston site has been determined using the WF&RS criteria to be the
best location for locating the proposed facilities.
7.02 Although a green belt site the proposed facility is with a DEFRA Environment
Agency depot that currently house office accommodation, large storage
buildings and welfare facilities.
7.03 The existing Depot already generates a significant level of traffic not only from
cars but also hgvs etc.
7.04 The site proposal is located adjacent to an existing concrete road network
which could be used more intensively without the need for any further
planning consents.
7.03 The site is located away from residential properties and commercial
businesses.
7.04 This proposal represents a good use of public money, there are no land
purchase costs and the arrangement will attract only a very small rental
charge due to the mutually beneficial WFRS / EA partnership.
7.05 The space available on the Lea Marston site is greater than that available at
alternative sites which allows for greater flexibility and more efficient use of the
Minerva fire house.
7.06 Close proximity to the Kingsbury Waterpark Facility and the proposed
water training facility which will result in a greater use of resources, less travel
and efficient use staff time and ensure better staff welfare.
7.07 It was cost effective environmentally friendly due to the road infrastructure
and utilities already being in place and in use.
7.08 The Environment Agency are very keen to build and develop on an existing
partnership arrangement and develop joint training opportunities.
7.09 There is good existing site security into the DEFRA Depot.
7.10 This option represents an efficient use of public money to provide the facilities
that are needed. there are no land purchase costs and the arrangement will
attract only a very small rental charge due to the mutually beneficial WFRS / EA
partnership.
7.11 The area selected for the Minerva unit is located at the rear of the site which
places it away from the large lagoons and local wildlife the area is already
populated with industrial buildings and infrastructure therefore there will be
minimal harm to the green belt or local wild life.
7.12 Placing the Minerva unit at on the Lea Marston site is environmental efficient:
It will result in a reduction in travel and the movement of vehicles
The Minerva unit has a self-contained filtration system to protect the
environment as the current facilities Warwickshire Fire & Rescue must use
release the products of combustion straight into the atmosphere.
The location means that WFRS fire appliances and staff remain within
Warwickshire and have easy access to local motorway network which enable
us to maintain emergency fire cover across the county whilst we are training,
currently our emergency vehicles and staff must leave the county for this type
of training.
There is no risk of environmental contamination due to the design of the facility.
The space available on the Lea Marston site is greater than that available at
alternative sites which allows for greater flexibility and more efficient use of the
Minerva fire house.
Close proximity to the Kingsbury Outdoor Education Centre and the proposed
water training venue which will result in a greater use of resources, less travel
and efficient use staff time and ensure better staff welfare.
7.13 The Minerva unit will be sited a long way from any dwellings thus reducing the
possible impact on Warwickshire residents.
7.14 The proposed facilities will provide significant benefits to the community in that
there will be great improvements to the training facilities for the Warwickshire
Fire and Rescue Service. This will result in improved fire extinguishment and fire
rescue relating to domestic buildings including houses and tower blocks as well
as commercial and public buildings.
8.00 Summary and Planning Balance
8.01 This Planning Statement has been prepared and submitted by Corporate
Architecture on behalf of Warwickshire County Council (Warwickshire Fire and
Rescue Service) in support of a full application for planning consent at land at
Kingsbury Water Park
8.02 The proposed development will deliver a new bespoke Training facility for the
Warwickshire Fire and Rescue Service. The facility will enable the local fire crew
to benefit from new high-quality facilities.
Development Plan Compliance
8.03 In accordance with the provisions of Section 38(6) of the Planning and
Compulsory Purchase Act 2004, the application must be determined in
accordance with the provisions of the adopted development plan, unless
material considerations indicate otherwise.
8.04 As confirmed in section 7 of this Statement, the development plan in this case
comprises North Warwickshire Core Strategy.
8.05 The proposed development for the WFRS Training facility has been assessed
against the provisions of the relevant Core Strategy.
8.06 Historically a desktop study indicates that a large part of the site and the
adjoining land and has been formed from infill material. The composition of this
material has not yet been determined and as such the development should be
considered as a brownfield site.
8.07 It is noted that the site is located within the Green Belt. However, it is located
within the Environment Agency Lea Marston Depot which already contains a
number of buildings such as office accommodation, welfare accommodation
and large storage buildings.
8.08 There is already a concrete road network within the site which the site layout
utilises.
The building is located adjacent to existing large disused industrial plant. So
type structures are not out of keeping with the existing visual appearance of
the area.
8.09 The facilities that are proposed will provide significant benefits to the
community in that there will be great improvements to the training facilities for
the Warwickshire Fire and Rescue Service. This will result in improved fire
extinguishment and fire rescue relating to domestic buildings including houses
and tower blocks as well as commercial and public buildings.
8.10 The initial findings of the Grenfell Tower Fire Report have shown “Systemic
Failures” in the London Fire Brigades in its response to the 2017 blaze. Whilst
WF&RS was not involved it is clear that better training in the county will help to
improve the fire fighting in an incident in a large tower blocks and other
buildings.
8.11 The development will have little affect on the amenities of neighbouring
properties. The smoke from the “fire house” will undergo extensive filtration
before being released. The smoke from the cold “smoke house” is artificially
generated and is used in nightclubs and other entertainment buildings and
disperses rapidly.
8.12 The development is located away from the EA’s offices and residential
properties. There will little affect from noise from training exercises.
8.13 The proposed development has been designed to respond to the constraints
of the existing site.
8.14 No significant extra traffic is anticipated to the Lea Marston Depot.
8.15 In view of the reasons set out in this Statement, it is considered that the proposals
represent a sustainable development which is supported by prevailing planning
policy considered as a whole, will deliver economic benefits and having been
sensitively designed, will ensure that any impacts are limited in nature. The
development will also have significant benefits to the community by providing
improved training to the fire service. It is respectfully requested therefore that
planning permission and is granted.