Agenda item

Hybrid planning application consisting of a) Full Planning Application for the erection of a single storey 8,692 m2 Data Centre building (containing data halls, associated electrical and AHU Plant Rooms, loading bay, maintenance and storage space, office administration areas and screened plant at roof level), emergency generators and emission stacks, diesel tanks and filling area, electrical switch room, a water sprinkler pump room and storage tanks, a gate house / security building, MV substation, site access, internal access roads, drainage infrastructure, hard and soft landscaping and

b) Outline Planning Application for the erection of a two storey 20,800 m2 Data Centre building (containing data halls, associated electrical and AHU Plant Rooms, loading bay, maintenance and storage space, office administration areas and screened plant at roof level), emergency generators and emission stacks, diesel tanks and filling area, electrical switch room, a water sprinkler pump room and storage tanks; details of appearance will be reserved, along with hard landscaping immediately around the building (as amended by plans and documents received 5th May 2021).

The committee considered applications P21/V0167/FUL and P21/S0274/FUL for a hybrid planning application consisting of the following, on land at the former Didcot ‘A’ Power Station, Milton Road, Didcot;

a) Full Planning Application for the erection of a single storey 8,692 m² Data Centre building (containing data halls, associated electrical and AHU Plant Rooms, loading bay, maintenance and storage space, office administration areas and screened plant at roof level), emergency generators and emission stacks, diesel tanks and filling area, electrical switch room, a water sprinkler pump room and storage tanks, a gate house / security building, MV substation, site access, internal access roads, drainage infrastructure, hard and soft landscaping and

b) Outline Planning Application for the erection of a two storey 20,800 m² Data Centre building (containing data halls, associated electrical and AHU Plant Rooms, loading bay, maintenance and storage space, office administration areas and screened plant at roof level), emergency generators and emission stacks, diesel tanks and filling area, electrical switch room, a water sprinkler pump room and storage tanks; details of appearance will be reserved, along with hard landscaping immediately around the building (as amended by plans and documents received 5th May 2021).

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting.

The planning officer reported that as hybrid applications, permission was being sought for a single - storey data centre building and related buildings and works, and an outline application for a larger, two – storey building, with landscaping and related buildings. Landscaping and appearance were reserved matters.  With reference to paragraph 1.4 of the report, the planning officer confirmed that the land lay within the Didcot Garden Town zone, and not within the zone of influence, as had been stated. Also, as this was a cross-boundary application, the South Oxfordshire District Council (SODC) Planning Committee would be considering the application on 30 June 2021.

The planning officer reported that the development plan for this proposal comprised the adopted Vale Local Plan 2031, Part 1 (LPP1), the adopted Vale Local Plan 2031, Part 2 (LPP2) and the adopted SODC Local Plan 2035 (SOLP).  There was currently no made or draft neighbourhood plan for Sutton Courtenay or Didcot. The site was allocated for redevelopment in LPP1 and through the grant of outline planning permissions, which remained extant, the principle of commercial development at this location had been established.  Development of the site for the data centre use (Use Class B8) complied with policies CP6 and CP16 of LPP1 and policies STRAT1 and STRAT3 of the SOLP, and was therefore acceptable in principle, unless material considerations indicated otherwise. 

The planning officer reported that height of the development was acceptable to officers, and the proposed design would represent a positive contribution to the surrounding area.  The proposed landscaping was also acceptable, and it was considered that the development would have no detrimental impact upon the amenity of existing or future residents in developments adjacent to the south west corner of the site.  Transport and highway safety issues would not present any problems, and the impact on the existing roads network was considered to be negligible. Officers considered that these applications would considerably benefit the future mixed-use development of the wider Didcot power station site.  The parking arrangements for vehicles and cycles on the site were acceptable and the size and width dimensions for the proposed frontage landscape bund were satisfactory. There were adequate measures for species protection and, in terms of biodiversity, there would be a net gain at this site.  There were no outstanding matters in respect of drainage and land contamination. The committee was recommended to approve the applications, subject to conditions, as set out in the report and to the conclusion of a legal agreement.

Camilla Fisher, on behalf of the developer, spoke in support of the applications.

Councillor Richard Webber, the local ward councillor, spoke to the applications.

The planning officer responded to points made by Councillor Webber. It was confirmed that the committee was being asked to permit both units; the only matters reserved for Unit 2 were in respect of its appearance and landscaping. The concerns of the Sutton Courtenay Parish Council regarding possible standard B8 use with associated heavy goods vehicle movements were acknowledged; any alternative use would require planning permission; this proposal related to a data centre only.  Landscaping proposals had been worked up with the countryside officer and the landscape officer, and biodiversity, landscaping and visual impacts were acceptable, with alterations having been made. The Oxfordshire County Council (OCC) was leading on the production of a construction traffic management plan, which specifically included wheel washing facilities. There had been discussions with the developer regarding heat generation in the interests of ‘greener’ solutions, but at present there was no possibility of an outlet for piping-off heat to residential properties in the area, primarily because of existing infrastructure. However, an amendment to the application confirmed that there were now plans for excess heat to be used for offices on the site. A Community Employment Plan was being prepared prior to the occupation of Unit 1, which allowed construction of Unit 1 to proceed so as not to impede progress of the development. The council’s economic development team and the developer had been discussing wording for the condition relating to Unit 2, and the signing off on the appropriate condition, 13, was therefore proceeding well. In terms of the legal agreement, lower contributions, compared with other types of development would be a feature of this scheme. The reason for this was that as the proposals were not residential, where mitigation would be required to facilitate a population increase, for example play areas and education, the only district council contribution would be in respect of public art.  The parish council’s concerns about Housing Infrastructure Funds being fairly allocated to the local area were noted and the committee was advised that OCC had been carefully monitoring the situation.

Also in response to a question, the planning officer reported that it was intended that a publicly accessible route would be provided around the data centre site, incorporating a route by the watercourse, down the western boundary, coming out on to Milton Road (not under the carriageway) and merge with the cycleway on the main road. The delivery of this route would be fully compliant with OCC standards. Responding to a further question regarding landscaping and possible pre-planting, the planning officer reported that proposed condition 12 dealt with minor landscaping. Pre- planting had not been specifically discussed with the developer, but would feature in the landscaping scheme ahead of the publicly accessible route being delivered.

The committee concluded that the application represented a good use of the land, with commendable biodiversity measures and good revised landscaping proposals, and that it should be supported.

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

RESOLVED: that authority to grant planning permission for applications P21/V0167/ P21/S0274/FUL is delegated to the head of planning subject to;

(a)      The completion of a S.106 legal agreement and

(b)      The following conditions:

1.       Approved Plans

2.       Submission of Reserved Matters for unit 2

3.       Commencement of full permission

4.       Commencement of outline permission

5.       Materials in accordance with approved plans

6.       Energy statement verification – unit 1

7.       Energy statement submission – unit 2

8.       Energy statement verification – unit 2

9.       Foul and surface water drainage scheme for unit 2 to be agreed

10.      Drainage construction compliance report before occupation

11.      Contaminated land remediation strategy prior to occupation

12.      Revised landscape scheme to be agreed prior to occupation

13.      Community Employment Plan to be agreed prior to occupation

14.      Vehicle and cycle parking provision in accordance with approved plans prior to occupation

15.      Construction Traffic Management Plan

16.      Tree Protection

17.      Lighting in accordance with approved plans

18.      Diesel generator testing

19.      Emergency use of generators

20.      Travel plan implementation

21.      Restricted use – Data centre only

22.      No extra office floor space without permission

23.      Informative – land drainage consent

24.      Informative – contaminated land

25.      Informative – planning obligation