1200601 Unit 3 Thames Gateway Park Report , item 35. PDF 46 KB

Application Number:
Reason for Referral to
DCB as set out in
Section I of the Council
Constitution
Address:
Development:
Applicant:
Summary:
12/00601/FUL Ward: Thames
The proposed development is contrary to the Local
Development Framework in that it proposes a large scale B8
use (storage and distribution) in Dagenham Dock.
Unit 3 Thames Gateway Park Choats Road Dagenham
Installation of external condenser units in connection with
change of use to storage and distribution centre (Use Class
B8).
Diamond Envelopes Ltd
This application seeks planning permission for the installation of external condenser units
in connection with the change of use of the premises to a storage and distribution centre
(Use Class B8) of Eastern European food and spirits.
Policy CE4 of the Core Strategy advises that applications for large scale (1000 sq.m or
above) warehousing and/or transport uses will normally be refused in employment land
north of the A13 and at Dagenham Dock as the development of further such facilities in
this location would prejudice the development of the Sustainable Industries Park (SIP).
The application has been accompanied with details of how the premises have been
marketed in its current B2 (general industry) use class. The extensive period of marketing
(in excess of 6 years) suggests that there is little to no demand for the unit presently. In
respect of the likely impact of the proposal on the SIP, the application site is located on a
well established estate known as Thames Gateway Park which comprises a mix of general
industrial (Use Class B2) and storage and distribution (Use Class B8) units. The
Sustainable Industries Park is earmarked for undeveloped brownfield land in Dagenham
Dock to provide the necessary road and drainage infrastructure to open up plots for future
development which must fit with the green high technology industries ethos that the SIP is
seeking to attract. It is considered unlikely that the proposed change of use on an existing
industrial estate would impact on the growth of the SIP.
Policy CE3 of the Core Strategy advises that the Council will safeguard, promote and
manage strategic industrial land (SIL) such as the application site and in view of this, it is
considered that the proposed change of use is acceptable as it would bring a vacant unit
back into use benefiting the vitality of the wider Dagenham Dock employment area,
generate employment of approximately 25 jobs and would continue to safeguard the
employment area from alternative uses.
On balance, it is considered that the application is acceptable and is recommended for
conditional approval:
Recommendation(s)
That the Development Control Board grant planning permission subject to the following
conditions:

1. The development permitted shall be begun before the expiration of three years from
the date of this permission.
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 use hereby permitted shall be carried out in accordance with the following
approved plans:
1102 003 Dated 28.05.12
Reason: For the avoidance of doubt and in the interests of proper planning.
Contact Officer
Charles Sweeny
Title:
Principal Development
Management Officer
1. Introduction and Description of Development
Contact Details:
Tel: 020 8227 3807
Fax: 020 8227 3490
E-mail: charles.sweeny@lbbd.gov.uk
1.1 The application site is a substantial sized general industrial unit (Use Class B2)
located on the northern side of Choats Road, immediately to the east of the junction
with Choats Manor Way. The unit is currently vacant but was previously occupied
by Diamond Envelopes Ltd who manufactured envelopes.
1.2 The application seeks planning permission for the installation of external condenser
units in connection with the change of use of the unit to a storage and distribution
centre (Use Class B8). The condenser units would be installed on the northern
(rear) elevation of the building where loading of HGV’s takes place.
2. Background
2.1 In 2001, planning permission was granted for the redevelopment of the site to
provide Use Class B1, B2 and B8 units including auxiliary office accommodation
(37,352 square metres) together with loading and unloading facilities, car parking,
landscaping and a new access road (ref: 00/00658/FUL).
3. Consultations
3.1 a) Neighbours/Publicity
The surrounding neighbouring properties have been consulted and no letters of
representation were received.
4. Convergence
4.1 The Mayor of London and the elected Mayors and Leaders of the six Olympic Host
Boroughs have committed themselves and their organisations to working towards
achieving socio-economic convergence between the Host Boroughs and the rest of
London over the period to 2030. To this end there are a number of indicators that
can contribute to achieving socio-economic convergence.

4.2 Specifically, in relation to this application, the proposal would bring a vacant
industrial unit back into use for storage and distribution purposes and would
generate in the region of 25 new jobs.
5.0 Local Financial Considerations
5.1 The application is not subject to the Community Infrastructure Levy and there are no
other financial considerations.
6. Analysis
6.1 The application site is located on the northern side of Choats Road and seeks
planning permission for the installation of external condenser units in connection
with the change of use to a storage and distribution centre (Use Class B8). 4
condenser units would be installed on the northern (rear) elevation of the building
where loading of HGV’s takes place. The largest condenser unit would measure
approximately 3.0 metres in width by 1.5 metres in depth by 2.0 metres in height,
the second largest would measure approximately 2.0 metres in width by 1.5 metres
in depth by 2.0 metres in height and the remaining 2 units approximately 2.0 metres
in width by 1.5 metres in depth by 1.0 metre in height.
6.2 Principle of Use
6.2.1 The application site is located within the Dagenham Dock Employment Area as
identified on the Borough Wide Development Policies Proposals Map. Policy CE3
of the Core Strategy states that the Council will safeguard, promote and manage
Strategic Industrial Locations (SILs) at the Dagenham Dock employment area,
River Road and Rippleside and that land within these locations will not be released
for other purposes. Policy CE4 of the Core Strategy advises that the Dagenham
Dock employment area will be developed and promoted as a Sustainable Industries
Park with an emphasis on high technology manufacturing and processing industries
(Use Class B2 and to a lesser extent B1(b) (research and development) and B1(c)
(light industrial)) and a consequent control over the development of further
warehouses and distribution uses.
6.2.2 Policy CE4 further advises that applications for large scale (1000 sq.m or above)
warehousing and/or transport uses will normally be refused in employment land
north of the A13 and at Dagenham Dock. The reasoned justification to the policy
advises that whilst Dagenham Dock makes an important contribution to the
Borough’s provision of warehousing and distribution facilities, the development of
further such facilities in this location would prejudice the development of the
Sustainable Industries Park.
6.2.3 In this regard, the supporting information advises that the unit has remained vacant
since July 2006 when it was previously used for the manufacture of envelopes. The
unit has remained vacant for a period of approximately 6 years and therefore has
made no contribution to the vitality of Dagenham Dock as an employment area.
The applicant’s agent has advised that a tenant is ready to take the unit on who will
use the premises for the storage and distribution of Eastern European food and
spirits.

6.2.4 The application has been accompanied with details of the marketing that has been
undertaken. From August 2006 to May 2010, boards were erected at the site,
agents and occupiers mailing lists produced, brochures circulated and an advert in
the Estates Gazette was placed. New sign boards and mailing lists have been
produced periodically until May 2010. Due to market conditions no dedicated
mailing has been undertaken since May 2010. However, the site was included
within the websites of three agents (SBH/Knight Frank/Altus Edwin Hill) and is also
included within Focus and EGi Property Link. Since 2010, the site has also been
included within the Northern Home Counties Commercial Property Register as well
as Estates Agents Clearing House. The applicant’s agent advises that a large
number of companies that viewed the premises required a change of use to B8.
Due to the size of the building and its location the majority of enquiries received
were from warehouse and distribution companies. The number of parties that
progressed their interest to a more serious level was approximately half a dozen.
6.2.5 In respect of the likely impact of the proposal on the SIP, the application site is
located on a well established estate known as Thames Gateway Park which
comprises a mix of general industrial (Use Class B2) and storage and distribution
(Use Class B8) units. The Sustainable Industries Park is earmarked for
undeveloped brownfield land in Dagenham Dock to provide the necessary road and
drainage infrastructure to open up plots for future development which must fit with
the green high technology industries ethos that the SIP is seeking to attract. It is
considered unlikely that the proposed change of use on an existing industrial estate
would impact on the growth of the SIP.
6.2.6 In view of the above and in light of the extensive period of marketing, it is
considered to adequately demonstrate that there is little to no demand for the unit
presently and that the proposal would be unlikely to detrimentally impact on the
growth of the SIP. Policy CE3 of the Core Strategy advises that the Council will
safeguard, promote and manage SILs and in view of this, it is considered that the
proposed change of use is acceptable as it would bring a vacant unit back into use
benefiting the vitality of the wider Dagenham Dock employment area, generate
employment of approximately 25 jobs and would continue to safeguard the
employment area from alternative non-employment generating uses.
6.3 Design
6.3.1 Policy BP11 of the Borough Wide Development Policies DPD advises that the
design of new buildings should sympathetically relate to one another in order to
contribute positively to the relationship between spaces and buildings. Similarly,
there is a need to ensure that any alterations are also sympathetic with their
environment.
6.3.2 The design of the building is of a traditional, functional industrial nature with a high
level of cladding and a number of roller shutters for vehicular access on the
northern (rear) elevation. The main change to this elevation would see the
installation of 4 condenser units. The units are very small in scale when read
against the unit as a whole and would have no detrimental impact upon the
appearance of the unit.

6.4 Traffic and Transportation
6.4.1 Policy BR10 of the Borough Wide Development Policies DPD requires proposals for
new development to assess their impact on the surrounding transport and road
network. In respect of car parking, there would be a loss of 1 car parking space
associated with the proposed development reducing from 68 spaces to 67 spaces.
Accessible parking bay provision would remain unaffected. The alterations would
have no impact for deliveries and servicing arrangements to the unit which would
remain as existing.
7. Summary
7.1 Overall, it is considered that the proposed change of use and alterations are
acceptable. The application is therefore recommended for approval subject to
conditions.
Background Papers
• Planning Application File
• Local Development Framework (LDF) Policy
Core Strategy
Policy CE3 Safeguarding & Release of Employment Land
Policy CE4 Mix & Balance of Uses within Employment Areas
Borough Wide Development Policies DPD
Policy BP11 Urban Design
• London Plan
Policy 2.17 Strategic Industrial Locations