ITEM 9

DEVELOPMENT CONTROL COMMITTEE DIRECTORATE OF COMMUNITY AND

08 OCTOBER 2008 ENVIRONMENT
PLANNING REPORT NO.PLN0837
SECTION C
The information, recommendations and advice contained in this report are correct as at the
date of preparation, which is more than two weeks in advance of the Committee meeting.
Because of these time constraints some reports may have been prepared in advance of the
final date given for consultee responses or neighbour comment. Any changes or necessary
updates to the report will be made orally at the Committee meeting.

APPLICATION NO. 08/00504/FULPP

DATE REGISTERED 18 July 2008
EXPIRY OF 22 August 2008
CONSULTATIONS
PROPOSAL Erection of a multi-storey car park with surface car parking and
landscaping (amendment to 07/00591/REM dated 11th October
2007)

LOCATION Farnborough Business Park (Area D) Farnborough

WARD Knellwood
APPLICANT Farnborough Business Park Limited
AGENT Mr Graham Skelcey
RECOMMENDATION GRANT

DESCRIPTION
This application relates to Area D of Farnborough Business Park where detailed permission
has already been granted for a group of office buildings and a multi story car park. The site
is to be occupied by Fluor Daniel who, due to the nature of their operation, are seeking a
larger amount of car parking. This has prompted an objection from the County Council.
However, due to extenuating circumstances outlined later in this report, the application is
recommended for approval;

This rectangular site (0.99 hectares) is located on the east side of Pinehurst Road, to the
north of its junction with O'Gorman Avenue and is a component part of Area D of IQ
Farnborough (formerly Farnborough Business Park). It currently contains areas of grassland
and hardsurfacing formerly used as car parking and access roads and a landscaped area to
the north and east.

There is a difference in levels within the overall Area D site. The eastern boundary with
Pinehurst Cottages is about 1.4m higher than the western boundary with Pinehurst Road.
The northern boundary adjacent to the Village hotel site is slightly higher (generally around
0.5m) than the southern boundary with O'Gorman Avenue. On the Pinehurst Road frontage
there is a cycleway/footpath which links the business park, town centre and railway station.
There is a bus stop to the north of the site. IQ Farnborough have initiated a demand-
responsive bus service which offers free connections to rail services at peak times and a
flexible service to a variety of town centre locations at other times of day.

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IQ Farnborough covers an area of just under 51 hectares with vehicular access from Elles
Road (A327) via the Meadowgate roundabout and Meudon Avenue via the Sulzers
roundabout. The Southern Access Road, which will provide vehicular access to the park
from, Government House Road is nearing completion. To the east there is a
tree/landscaped area (which is within the control of IQF) and the terraced properties of
Pinehurst Cottages. To the north is the De Vere Village hotel which is currently under
construction. To the south is the Square incorporating the Historic Core and buildings 250
and Q134 known as The Hub.

In November 2000, outline planning permission, 99/00744/OUT, was granted for the
redevelopment of the former Royal Aircraft Establishment factory site and G1 area to provide
up to 155,350 sqm of B1 floorspace with up to 6000 sqm of associated development for
subsidiary uses within Classes A1 (retail), A3 (food and drink), D1 (non residential
institutions) and D2 (assembly and leisure) with associated car parking, landscaping, access
roads and new junction with Elles Road. This permission was subject to a legal agreement
which, amongst other matters, required the provision of the southern access road and the
submission of a green transport plan. An indicative master plan subdivided the business park
into areas designated zones A-H. The application site is part of zone D.

Reserved matters applications have been approved, implemented and completed for B1
development with associated car parking at 1 Meadow Gate (4146 sqm) and 25 Templar
Avenue.

Planning permission has been granted, implemented and completed for works to the Historic
Core, and associated development.

In June 2001 variation of condition 4(h) attached to 99/00744/OUT was approved which
permitted a variation in the maximum parking provision to 1 space per 30 sq m of gross floor
area, 01/00273/FUL.

In 2007 planning permissions were granted for the erection of a car showroom on zone F
and residential refurbishment/redevelopment of zones G and H.

Planning permission was granted in September 2007 for the erection of an hotel on the
northern part of Area D. This scheme is nearing completion.

In October 2007 reserved matters approval was granted in respect of the remainder of Area
D for the siting, design, external appearance, access and landscaping in respect of the
erection of 4 four storey B1 office buildings, (to be known as buildings Q110, Q130, Q140
and Q150), a single storey café pavilion building with associated external seating area, a part
5 part 6 storey car park, surface car parking, cycle and motorcycle parking and ancillary
electricity substations, 07/00591/REM.

The approved floor areas were 23,047 sq m of B1 with the café pavilion having a floor area
of 223 sq m and three substations resulting in a total floor area of 23,702 sq m. 768 car
parking spaces (548 in the multi storey car park and 219 surface spaces of which 38 were for
disabled use), 204 cycle spaces and 22 motor cycle spaces were also approved. Two access
points were approved onto Pinehurst Road on either side of the landscaped courtyard and an
access point between buildings Q140 and Q150 onto O'Gorman Avenue

All the approved office buildings would have the same four storey height (approximately
17.2m). The café pavilion would be 3.7m high. The approved car park building would stand
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at approximately 17m to the top of the stair/lift towers. The multi storey car park, the largest
single area of surface car parking and building Q150 would be on the eastern half of the site.

The current application seeks permission for a larger multi storey car park and an amended
parking layout to that approved. It is proposed to extend the width of the car park by just
over 15 metres to the east, and erect a further floor on top of the extended footprint to
provide an additional 338 spaces. The resultant car park will be 21.5 metres high to the top
of the stair/lift towers with a typical height of 19 metres. It would be finished with concrete or
composite panel cladding. The surface car parking to the east would be reconfigured. There
are no changes to the approved office scheme and the current proposal site relates only to
the car parking area.

The application is accompanied by an Arboricultural report and landscape management

manual. 18 trees are shown to be removed as a direct consequence of the proposed
development including four Scots Pines, six Sycamores, six Planes and two Oaks. An Oak
and two Sycamores are also proposed for removal on arboricultural grounds. The proposal
includes a comprehensive landscaping scheme for the site including the planting of
replacement trees/shrubs together with additional tree and shrubs within the site.

CONSULTEES RESPONSES

Thames Water raises no objection to the proposal. It recommends the use

of petrol/oil interceptors in car parking areas.

Natural England raises no objection to the proposal.

Environment Agency raises no objection to the proposal subject to the submission

of further details of the rates and volumes of runoff from the
site to demonstrate that the change in car parking design will
not increase rates or volumes of runoff.

Head of Environmental Health has sought further information concerning noise from “
Services engine and tyre squeak” which may be dealt with by
condition. Subject to this and the imposition of other
conditions no objection is raised to the proposal.

Rushmoor Access Officer has made various comments which relate to Building Control
issues and raises no objection to approval being granted for
this application.

Highways Officer objects to the level of parking to be provided for the

approved office buildings on Area D.

Aboricultural Officer raises no objection to the proposal subject to conditions.

Head of County Highways raises objection to the proposal suggesting that over
Development Control provision of on-site parking would encourage reliance on the
private car when alternative means of transport are or can
be made available. The level of car parking provision
conflicts with development plan policy and the advice
contained in PPG13.

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Conservation Team has commented on the increase in width and height of the
proposed car park.

Planning Policy Team No objection.

NEIGHBOURS NOTIFIED

Individual letters of notification were sent to 117 addresses in Elles Close, Invincible Road,
Meudon Avenue, Fowler Avenue, Pinehurst Avenue and IQ Farnborough.

NEIGHBOUR COMMENTS

Respondents from 65 and 69 Pinehurst Cottages raise objection to the car park stating it
seems bigger and taller than all of the planned and existing buildings should be located
further into the IQ estate; would encourage people to drive to work creating further difficulties
for residents using Pinehurst Avenue; the height of the car park will be above the tree line
and will result in a loss of afternoon sunlight and outlook; concern at noise associated with
the proposed generator; overlooking; loss of light, removal of trees. Comments are also
made about the availability of information and the notification process.

POLICY AND DETERMINING ISSUES

The site lies within Farnborough Main Factory site as defined within the Rushmoor Local
Plan Review (1996-2011). The Local Plan seeks to promote development that is of benefit to
the local community and to this end the policies in the Local Plan encourage a range of
activities.

Policies FA1 (Major development proposals at Farnborough Aerodrome), FA3 (Main factory
site allocated for employment development plus appropriate uses; ENV13 (Trees), ENV16
(Major sites), ENV18 (Mixed Use Development), ENV19-19.4 (Comprehensive landscape
plans and long term maintenance), ENV21-22 (Adequate access and facilities/external
areas), ENV43 flood risk, ENV50 (Amenities of local residents while sites are developed),
ENV52 (Light pollution), TR1 (Integrated Transport), TR2 (Provision of needs of pedestrians
and cyclists), TR4 (Public transport and road traffic reduction), TR5 (Accessible and non
prejudicial to public transport), TR6 (Maintain effectiveness of the strategic road network),
TR7 (Traffic management measures), TR8 (Development proposal - public transport, cycling,
walking, parking measures), TR9 (Development requiring new or improved access), TR12
(Rear access and servicing facilities and TR13 (Parking for people with disabilities) are
relevant. The guidance contained in Planning Policy Statement 1 (Delivering Sustainable
Development) and Planning Policy Guidance note 13 (Transport) are also relevant to the
consideration of this proposal

The main determining issues are:

1) the principle of development;

2) design and scale;

3) Impact on trees and landscape;

4) Impact on neighbours;

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5) Flood risk and the water environment

6) Transport and parking issues.

COMMENTARY

Principle of Development -

The proposal reflects the terms of the outline planning permission and reserved matters
approval and accords with the principles of development for IQ Farnborough. It is therefore
considered that the principle of development is acceptable.

Design and Scale -

Prior to the redevelopment of the business park there was a disparate collection of buildings
of varying heights and sizes including a high rise administration block. The principle of a
multi storey car park on this site has been established by the reserved matters approval. It is
also noted that in the illustrative master plan for zone D it was envisaged that the buildings
would be 18m high, centrally located with a total of 4 decked car parks adjacent to the
Pinehurst Road and Pinehurst Cottage boundaries. The proposed increase and height will
result in a larger structure. However it will be seen in the context of other substantial
buildings within the business park and it is considered to be consistent with and reflect the
functional requirements of the uses within the business park. The car park building will be
substantially screened by retained trees and new buildings. Subject to the imposition of
conditions relating to external materials and landscaping the proposal is considered to be an
acceptable design solution for this site.

Impact on trees and landscape

The application is accompanied by an Arboricultural Survey and landscape management

proposals. The proposal will necessitate the removal of 18 trees as outlined above.
Landscaping is proposed within the site to supplement and complement the existing
structural landscaping of the park, including a line of new trees along the northern and
southern boundaries and additional tree planting along the eastern and western boundaries
of Area D which would further reduce the visual impact of the car park. The Council's
Arboricultural Officer has confirmed that following a detailed assessment of the submitted
proposals he is satisfied that subject to the imposition of conditions to protect and
supplement the reduce character of the site during and following the completion of
development, the proposal is acceptable. Subject to these conditions, and given the existing
tree screen on the Pinehurst Road frontage which is being retained, the proposal is
acceptable in landscape terms.

Impact on neighbours

There is a minimum separation distance of 57 metres between the proposed car park and
the closest properties in Pinehurst Cottages. Given this separation distance and the
proposed tree planting, the proposal would not have an unacceptable impact upon
neighbours. Matters relating to lighting, hours of construction and surfacing materials may be
dealt with by way of planning conditions.

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Flood risk and the water environment

The application has been considered by the Environment Agency (EA) and Thames Water.
Thames Water raise no objection to the proposal subject to an informative recommending
the use of petrol/oil interceptors in the car parking areas. The EA has raised some concerns
about flood risk but is satisfied that these matters may be dealt with by condition. On this
basis the proposal is considered to be acceptable in flood risk and drainage terms.

Transport and parking issues.

The proposed office development generates a car parking requirement of 768 spaces, with
the A3 use generating a requirement of 34 spaces. 768 spaces have been approved in line
with maximum adopted parking standards. The County Highway Authority and the Highways
officer have expressed objection to this level of provision on the grounds that it would be an
overprovision of on site car parking which would encourage reliance on the private car rather
than alternative means of transport. There is concern that the proposal conflicts with the
advice in PPG13 and policy TR8 of the Rushmoor Local Plan Review.

Given this objection it is appropriate to explain the context of this proposal in the light of the
planning history. Outline planning permission was granted for 155,350 sq m of B1
floorspace, 99/00774/OUT, with an approved parking standard of 1 space per 30 square
metres of floorspace. If all the B1 floorspace was implemented this would have resulted in
an overall parking provision of 5178 spaces within the business park. Under the terms of the
outline permission there is no requirement for a specific number of spaces to be provided in
relation to any Area of the park. If, as currently proposed, more parking is provided in one
particular area in excess of the maximum standard applicable to the nearest blocks of B1
floor space, there is no conflict with the terms of the planning permission providing the
maximum approved number of parking spaces for B1 uses within the business park as a
whole is not ultimately exceeded. It is therefore appropriate to consider how the business
park has developed since the original permission was granted.

As a result of the slower than anticipated development of B1 floor space in the park,
alternative uses have been approved and implemented. (The Redrow residential scheme,
the Barons car showroom and the De Vere Village hotel). These uses have a materially
different impact on the highway network to B1 use. If the non B1 site areas (8.41 hectares)
are deducted from the approved B1 site areas (50.94 hectares), parking provision for the
total approved, implemented and proposed B1 floorspace within the park as a whole would
be 4,323 spaces. 728 spaces have been approved and implemented and a further 768
spaces have been approved but not yet implemented pursuant to the reserved matters
approval on Area D. The additional 338 spaces in the current proposal would result in a total
of 1,834 spaces. The terms of the outline permission would therefore indicate that a further
2,489 spaces could be developed to serve the remainder of the business park. Segro have
acknowledged that, under the terms of the outline planning permission the maximum parking
provision of 1 space per 30sqm floorspace cannot be exceeded in the park as a whole.
Increasing the size of the car park which stands within Area D therefore simply concentrates
a higher percentage of business park parking in this particular area. It will not result in
parking provision over and above that approved for the wider development. In order to
encourage effective travel planning and full use of the proposed car park by occupiers of the
wider development, a condition is recommended requiring annual monitoring of the extent of
take-up of spaces within the proposed car park, with a parallel requirement that 80% of the
vacant spaces are made available for the use of business park employees and visitors other
than those permanently based within the area D office buildings. This is considered to
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address the objections relating to the increased number of parking spaces on this site.

The applicant has confirmed that Fluor are to occupy all of the office buildings within Area D.
It is recognised that a company of such international standing will be instrumental in
attracting business into the local economy and will make a positive contribution to the
ongoing implementation of the business park. In support of the application the Fluor UK’s
Property Director writes:

" We are presently located at Watchmoor Park, Camberley and will be moving our total
business and staff to Farnborough Business Park, which will become our European
Headquarters capable of accommodating some 1900 staff.

Our current parking provision is 1100 and we do need to have the same level of provision
available when we move to Farnborough, to avoid significant disruption to our business.

We have seen a draft of the planning condition that you are proposing to attach if permission
is granted and this is acceptable to us provided that this draft can be amended to make
provision for our contract staff to be allowed to use vacant spaces on offer to 'others'
between first occupation anniversary dates. This is due to the special needs of our business.
We typically service very large contracts with values running at some hundreds of millions of
dollars, which frequently results in large fluctuation in staff numbers over short periods of
time. If such a contract is taken on between the specified anniversary dates we would need
to engage contract staff very rapidly and have on site parking available for them.

We are, of course, aware of and accept the Tenant Travel Plan obligations that relate to the
whole site under the terms of the original outline planning permission and associated Section
106 Agreement, and we are committed to implementing the required measures with the aim
of reducing the overall level of travel by private car as soon as practically possible."

IQ Farnborough offers an extensive network of off-road pedestrian and cycle paths which
connect to the wider routes to the town centre, the rail station and local residential areas. A
direct subway connection under the Sulzers roundabout is available to provide safe passage
for both pedestrian and cyclists to the town centre and beyond. Under the original planning
permission for the Business Park a full transport assessment was produced and a package
of mitigation measures were agreed. Included in part of this was a significant transport
contribution towards local sustainable transportation schemes to the benefit of the site. On
this basis no additional measures are required. Subject to the imposition of appropriate
conditions relating to the provision of access/parking no objection is raised to the proposal on
transport or parking grounds.

In conclusion it is considered that the proposal will be a benefit to both the business and
resident communities, support the ongoing development of IQ Farnborough and reflect the
objectives of the Rushmoor Local Plan Review 1996-2011 to encourage and guide
development within the Borough.

FULL RECOMMENDATION

GRANT subject to the following conditions and informatives

1 The development hereby permitted shall be begun before the expiration of 3 years
from the date on which permission was granted.

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Reason - To comply with Section 91 of the Town and Country Planning Act 1990 as
amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2 The decked and surface car parking hereby approved shall be provided and marked
out in accordance with either the approved plans or in accordance with a phased
scheme to be approved by the Local Planning Authority prior to the occupation of any
office accommodation within ‘area D’ of the business park, and thereafter retained.

Reason - To ensure that provision for vehicle parking clear of the highway is available
for users of and visitors to the development in the interests of highway safety

3 No works shall start on site until details of a scheme for foul and surface water
drainage has been submitted to and approved in writing by the Local Planning
Authority. The scheme so approved shall thereafter be implemented before the first
occupation of any part of the development.

Reason - To ensure proper drainage of the site.

4 Notwithstanding details already submitted with the application, no development,

including demolition works, shall start on site until an Arboricultural Method Statement
(AMS) detailing low impact methods of construction and other tree protection
measures within the root protection area (RPA) of all retained trees, has been
submitted to and approved in writing by the local Planning Authority. These details
shall include the retention of a suitably qualified arboriculturalist to supervise and
monitor works within the RPA of retained trees and to report to this Planning Authority,
the status of all tree works and tree protection measures throughout the course of the
development. The frequency of that supervision, monitoring and reporting shall relate
to the phasing of the development and shall be agreed at the time of a pre-
commencement site meeting between the Tree Officer, Arboricultural Consultant,
Developer and Site Manager.

The development shall then be carried out strictly in accordance with the approved
AMS and this condition shall not be discharged before a satisfactory arboricultural
completion statement is submitted to the local Planning Authority and approved in
writing on completion of the whole development or of each clearly defined
development parcel in respect of large sites.

Reason – To adequately protect all trees worthy of retention from development harm
and to provide for their amenity contribution thereafter.

5 Notwithstanding any indication of materials which may have been given in the
application, or in the absence of such information, no works shall start on site until a
schedule and/or samples of the materials and finishes for the development has been
submitted to and approved in writing by the Local Planning Authority or as otherwise
may be agreed by the Local Planning Authority. *

Reason - To ensure that the materials harmonise with the surrounding buildings and
environment.

6 Notwithstanding any indication which may have been given in the application, or in the
absence of such information, no works shall start on site until details and/or samples
of all surfacing materials, including those to access driveways/forecourts etc have
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been submitted to and approved in writing by the Local Planning Authority or as
otherwise may be agreed by the Local Planning Authority. *

Reason - To secure a satisfactory appearance

7 Site preparation, clearance works, pile driving and construction works within the area
covered by the application shall only take place between the hours of 0800-1800
Monday to Friday and 0800-1300 on Saturdays. No works at all shall take place on
Sundays and Bank or Statutory Holidays unless otherwise first agreed in writing by the
Local Planning Authority.

Reason - To protect the amenities of surrounding residential properties and other

occupiers.

8 No works shall start on site until plans showing details of the existing and proposed
ground levels, proposed finished floor levels, levels of any footpaths and parking
areas and the height of any retaining walls within the area covered by the application
have been submitted to and approved in writing by the Local Planning Authority. The
development shall thereafter be carried out in complete accordance with the details so
approved. *

Reason - To ensure that the works are carried out at suitable levels in relation to
adjoining properties and highways and in the interests of visual amenity.

9 Notwithstanding any information submitted with the application no works shall start on
site until a fully detailed landscape and planting scheme for the site has been
submitted to and approved in writing by the Local Planning Authority. *

Reason - In the interests of amenity and to help achieve a satisfactory standard of

landscaping.

10 All planting, seeding or turfing comprised in the approved details of landscaping shall
be carried out in the first planting and seeding season following the occupation of the
buildings or the practical completion of the development, whichever is the sooner, and
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 similar size and species, unless
otherwise first agreed in writing by the Local Planning Authority.

Reason - In the interests of amenity and to help achieve a satisfactory standard of

landscaping.

11 The Local Planning Authority shall be notified in writing of the date of first use of the
car parking areas hereby approved. On the first, and on each of the four subsequent
anniversaries of said occupation, a monitoring report, based on a survey method to be
first agreed in writing by the Local Planning Authority, shall be provided to establish
the average number of spaces within the parking areas which are not on any working
day in use by Fluor staff. An area of the car park hereby approved comprising not
less than 80% of the average number of vacant spaces shall be made available
continuously to other occupiers of, and visitors, including contract staff, to the
business park from the date of each anniversary to the next.

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Reason – To monitor the effectiveness of workplace travel planning and to ensure the
satisfactory provision of parking for the wider IQ Farnborough development .

INFORMATIVES

1 INFORMATIVE - REASONS FOR APPROVAL - The Council has granted permission

because the proposal will be a benefit to both the business and resident communities,
support the ongoing development of IQ Farnborough and reflect the objectives of the
Rushmoor Local Plan Review 1996-2011 to encourage and guide development within
the Borough. It is therefore considered that subject to compliance with the attached
conditions, and taking into account all other material planning considerations,
including the provisions of the development plan, the proposal would be acceptable.
This also includes a consideration of whether the decision to grant permission is
compatible with the Human Rights Act 1998.

2 INFORMATIVE - THE FOLLOWING PLANS ARE HEREBY APPROVED:- Drawing

numbers 562-PL-GEN-002 rev 01,003 rev 07, 005, 201 rev 01,202 rev 01, 203, CPK-
101 rev 01, 201 rev 02, 1199-05-rev C, 01 rev D, 02 rev C, 06 B

3 INFORMATIVE - The applicant is reminded that there are a number of conditions

attached to the outline/reserved matters permission and as subsequently varied for
the site which have to be complied with before the commencement of development.

4 INFORMATIVE - The applicant is reminded that the premises should be made

accessible to all disabled people, not just wheelchair users, in accordance with the
duties imposed by the Disability Discrimination Act 1995. This may be achieved by
following recommendations set out in British Standard BS 8300: 2001 "Design of
buildings and their approaches to meet the needs of disabled people - Code of
Practice". Where Building Regulations apply, provision of access for disabled people
to the premises will be required in accordance with Approved Document M to the
Building Regulations 2000 "Access to and use of buildings". Please contact the
Access Officer at Rushmoor Borough Council. The Rushmoor Access Group would
also welcome the opportunity to give further advice and guidance.

5 INFORMATIVE - Your attention is specifically drawn to the conditions above marked *.

These condition(s) require the submission of details, information, drawings etc. to the
Local Planning Authority BEFORE ANY WORKS START ON THE SITE or, require
works to be carried out BEFORE THE COMMENCEMENT OF THE USE OR FIRST
OCCUPATION OF ANY BUILDING. Failure to observe these requirements will result
in a contravention of the terms of the permission and the Council may take
enforcement action to secure compliance.

6 INFORMATIVE - No materials produced as a result of site preparation, clearance, or

development should be burnt on site. Please contact the Head of Environmental
Health Services at Rushmoor Borough Council for advice.

7 INFORMATIVE - The applicant is recommended to achieve maximum energy

efficiency and reduction of Carbon Dioxide emissions by: a). ensuring the design and
materials to be used in the construction of the building are consistent with these aims;
and b). using renewable energy sources for the production of electricity and heat
using efficient and technologically advanced equipment for the production of electricity

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and heat. Further advice can be provided by Rushmoor Council's Building Control
Services.

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