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.