JANS HOLDINGS LTD LANDS ADJACENT TO THE SOUTH OF 6 CAULSIDE DRIVE, NEW PARK INDUSTRIAL ESTATE, ANTRIM
ERECTION OF NEW INDUSTRIAL BUILDING AND ASSOCIATED OFFICES TOGETHER WITH PARKING, SERVICE YARD AREAS AND LANDSCAPING CONSULTATION MAGAZINE JANUARY 2022
JANS HOLDINGS LTD, ANTRIM
WELCOME Welcome to this online community consultation. This consultation has been prepared to inform and seek feedback from the local community concerning a proposed new industrial building, associated offices, parking, servicing areas and landscaping at 6 Caulside Drive within Newpark Industrial Estate, Antrim. We warmly invite you to take time to absorb the work the applicant and their professional design and technical team have prepared to date to support the preparation of a forthcoming planning application. A statutory part of the pre-application process is to engage meaningfully with the local community to share our proposals for the identified site and to invite your feedback. Given the unprecedented impact of COVID-19 on the potential to carry out this type of consultation as an in-person event, it is now being carried out as an online event. The feedback received will then be reflected upon and responded to in refining the detailed design as part pf a formal planning application to Antrim and Newtownabbey Borough Council.
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JANS HOLDINGS LTD, ANTRIM
INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary preapplication community consultation regulations were introduced which removed the legislative requirement for a public event. Alternative consultation methods, such as online magazines, were encouraged. Therefore, Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on these development proposals. Your feedback on the proposals is very much welcomed and all matters raised will be taken into consideration and reflected upon in finalising the proposals that will be contained in the formal application submission. We will prepare a report, known as the PreApplication Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this. This PACC report will be submitted to Antrim and Newtownabbey Borough Council as part of the planning application package.
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JANS HOLDINGS LTD, ANTRIM
EXISTING SITE AND SURROUNDING CONTEXT THE SITE The Site extends to an area of approximately 4.6 hectares (11.5 acres), is irregular in shape and is located entirely within the administrative boundary of Antrim and Newtownabbey Borough Council, on the south eastern edge of the town of Antrim. The site is located at the southern end of Caulside Drive in Newpark Industrial Estatek, which is accessed from Greystone Road. In terms of topography, the site is relatively flat, but falls away to the south, with a noticeable drop of approximately 2 metres near the southern boundary. The site at present comprises the existing Jans Composites Factory building, along with hardstanding comprising servicing and parking areas to the immediate south of the existing building. Beyond this to the south is a large undeveloped area of rough ground. The Jans Composite building is a large factory building with a footprint of approximately 10,650 square metres (115,000 square feet). The building is of typical industrial construction, with concrete block construction to the walls with profiled cladding over. The existing building is approximately 7 metres high to the eaves with a shallow pitched roof. Access to the site from the public road is presently located at the southern end of the site’s boundary with Caulside Drive. Caulside Drive itself terminates at this point. The existing site boundaries are predominantly palisade fencing approximately 2 metres high. Beyond the fencing on the southern and eastern boundaries is existing hedging and trees. The vegetation along the eastern boundary is continuous, while there are gaps in the vegetation along the southern boundary.
View of existing building and site access from Caulside Drive
Views from site of proposed factory building towards Caulside Park to the south
Views from site of proposed factory building towards Caulside Park to the south
View of main factory building from existing service yard area JANS HOLDINGS LTD - COMMUNITY CONSULTATION |
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JANS HOLDINGS LTD, ANTRIM
EXISTING SITE AND SURROUNDING CONTEXT THE SURROUNDINGS The commercial centre of Antrim is located approximately 2.5 kilmoetres to the west of the site via Greystone Road and Fountain Street. The M1 motorway is located 1.4 kilometres to the north east at the Rathbeg Roundabout. Closer to the site, the lands to the north and west are primarily in industrial, warehouse and office use. These mostly comprise large commercial buildings set in large plots, all with access to Greystone Road. The Mid Antrim Animal Sanctuary is located to the north of the site on the opposite side of Greystone Road. To the east of the site, beyond New Lodge Road is the open countryside. The area to the south of the site is predominantly residential in nature. There is an area of open space between the site and the nearest housing in Caulside Park, with numbers 94 – 100 being approximately 50 metres form the existing site boundary. This area of open space is predominantly a grass embankment which partially screens the industrial estate from these dwellings. There is also tree and hedge planting along the southern site boundary which further screens views. The dwellings are two storey with pitched roofs and they are finished in grey render.
View along grassed embankment between site and Caulside Park
View looking north west towards New Park Industrial Estate from New Lodge Road
View of New Park Industrial Estate from Greystone Road
View from Caulside Park looking towards the site
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JANS HOLDINGS LTD, ANTRIM
LOCAL DEVELOPMENT PLAN, PLANNING POLICY AND PLANNING HISTORY CONTEXT Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system.
LOCAL DEVELOPMENT PLAN Antrim Area Plan 1984-2001 (AAP) Whilst well beyond its notional end date of 2001, the AAP remains the adopted Local Development Plan (LDP) for Antrim. Within the AAP the proposed site is located within an area zoned as industrial land.
Paragraph 16.5 of the AAP relates to zoned industrial land and states the following: “…While the availability of land will not generate industrial development, it is nevertheless essential that potential development is not constrained by the lack of zoned industrial land. To this end 37 hectares (91 acres)of land are zoned for industrial use at Rathernraw and Newpark…” Paragraph 6.1 of the AAP sets out its position with respect to industrial development in general: “The main centre for employment and industry in the Antrim Area Plan will be Antrim Town. This is reflected in the number of existing industries and the amount of land zoned for industrial purposes. Large-scale industry will be encouraged to locate in sites designated within the urban area. There is an adequate supply of land for such purposes.” As there are no site specific policies for zoned industrial areas within the AAP the assessment falls to regional planning policy, which is contained within the Strategic Planning Policy Statement (SPPS) and Planning Policy Statement 4: Planning and Economic Development (PPS4).
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JANS HOLDINGS LTD, ANTRIM
REGIONAL POLICY
PPS4
SPPS
Policy PED1 of PPS4 requires Class B3 general industrial uses to be located in areas specifically allocated for such purposes in a development plan or in an existing industrial / employment area provided it is of a scale, nature and form appropriate to the location.
The SPPS confirms that the planning system has a key role in achieving a vibrant economy with the aim to facilitate the economic development needs of NI in ways consistent with the protection of the environment and principles of sustainable development. The SPPS states that applications for economic development must be assessed in accordance with normal planning criteria including access, design, environmental and amenity impacts. The detail of the considerations to be assessed is contained within Policies PED1 and PED9 of PPS4.
Policy PED9 requires all applications for economic development uses to comply with a number of detailed criteria that address matters including: •
the amenity of nearby residents,
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the proposal’s relationship with its natural and built surroundings,
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flooding and drainage,
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parking and traffic, and
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the design of the building.
These have all been taken into account in developing the proposed scheme and a supporting statement articulating in detail how these have been compiled with will accompany the planning application.
Planning Policy Statement 4
‘Planning and Economic Development’
November 2010
PLANNING HISTORY Planning permission was previously granted on the site for the extension of the existing factory and the erection of a second, large factory building to the south. Planning permission was granted on 30th April 2007 under planning reference T/2006/0262/F. This planning permission was subsequently implemented through the extension of the existing factory building and the emplacement of the foundation of the additional factory building in the southern portion of the site.’ As a result, the additional factory building could be completed at any time and is a viable fall-back option. The drawings on this page show the size and design of the approved building and its location within the site.
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JANS HOLDINGS LTD, ANTRIM
Proposed Site Layout
PROPOSED DEVELOPMENT PURPOSE OF THE DEVELOPMENT Jans Composites is a world leading composites company. They deliver lightweight, innovative composite products for some of the world’s leading companies. In 2019 they acquired a composites business from the Wright Group and established in the existing facility at Caulside Drive. This provided the scope to significantly expand business operations during the covid-challenged 2020. They have since announced a major expansion and £10m investment that has seen the establishment of four new companies, and will see the creation of over 150 new jobs for the local area by June 2022, doubling the company’s existing workforce. Their existing product range includes items such as those used in portable welfare and leisure market sectors including outdoor and indoor events, Government buildings and at building and construction sites. The Group has expanded on this in the past couple of years and is now delivering lightweight, high quality commercial vehicles, modular buildings for the leisure and residential market, as well as opening Jans Lifestyles on the Boucher Road in Belfast with products including camper vans, garden rooms and a full range of lifestyle products. It is the growth in demand for modular buildings that has driven the requirement for the proposed factory building.
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JANS HOLDINGS LTD, ANTRIM
PROPOSED DESIGN
will facilitate HGVs to turn and reverse into the goods entrance on the eastern gable of the proposed building. Vehicles will then be able to drive around the southern side of the proposed building to a second service yard where HGVs will be able to be loaded up and then drive north and exit the site onto Caulside Drive. There are also additional parking and storage areas proposed along the western site boundary.
It is proposed to deliver a second factory building to the south of the existing building and to rationalise the parking and servicing within the site to cater for both the existing and proposed buildings. Access will be maintained from the existing location at the southern end of Caulside Drive. This will lead to areas of parking adjacent to the existing and proposed buildings with a road between these that will connect to a service yard area on the eastern site boundary. This
At present the layout shows 202 parking spaces, but this is subject to change as the design is still evolving.
Section through site and housing to south
86768
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Existing Factory
Vehicle Access
Entrance / Offices
Proposed Fac
ctory Space
The proposed building will be approximately 11,150 square metres in area (120,000 square feet). The majority of the building will comprise the factory floor where the assembly of the modular buildings will be carried out. At the eastern end of the building will be areas for the reception and storage of raw materials, while on the northern edge of the building will be offices. The building will be approximately 10.8 metres high at the eaves with a shallow pitched roof that will be approximately 14.4 metres high at the ridgeline. The
materials used for the walls and roof will be similar to those of the existing building. The building will be set into the site, with a floor level 1.7 metres lower than that of the existing factory building. Additional belts of landscaping are proposed along the southern site boundary to help screen the proposed building and soften its impact on the residential properties located to the south in Caulside Park.
83118
72400
Vehicle Access & Parking
Existing Landscaping
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JANS HOLDINGS LTD, ANTRIM
Longer section through site and housing
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Existing Landscaping
Residentual Area
Vehicle Access
Proposed Fac
Front façade of proposed factory building
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79200
East Service Yard
Proposed Fac Office Accomodation
ctory Space
ctory Space
85000 83118
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79200 77100
Offices
Entance & Parking
Ramped Access
Parking
Existing Factory
83118
West Service Yard
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JANS HOLDINGS LTD, ANTRIM
Photomontage image of the proposed factory from Caulside Park
Computer-generated image of the servicing yard
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Bird’s eye view of the proposed factory and servicing / parking areas
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Computer-generates image of the proposed entrance and offices
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JANS HOLDINGS LTD, ANTRIM
Computer-generates image of the proposed entrance and offices
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JANS HOLDINGS LTD, ANTRIM
ENVIRONMENTAL MATTERS ROADS A transport consultant has been appointed to advise on access and traffic matters. Traffic surveys are being undertaken the anticipated additional traffic generated by the proposed factory building will be calculated and assessed. It is proposed to maintain the existing access point and to create a new exit onto Caulside Drive to create a one-way system within the site.
NOISE A Noise Impact Assessment is being carried out to ensure there is not an excessive noise burden upon the nearest residential properties. The Noise Impact Assessment will confirm what mitigation measures are required to ensure this is the case.
ECOLOGY An ecological assessment of the site is currently being prepared. However, given the nature of the site and the fact that there is no significant vegetation or habitats on site, it is not anticipated that any ecological issues will arise.
DRAINAGE AND FLOODING A detailed drainage and flood risk assessment is currently being carried out for the site. This is focused on demonstrating how the site can meet the requirements of Rivers Agency and be served by existing NI Water infrastructure.
GROUND CONDITIONS A ground contamination assessment is currently being undertaken on the site of the proposed development. This will assess the potential for any existing contamination within the ground and whether or not this could affect future workers in the proposed buildings, or existing groundwater.
ARCHAEOLOGY AND BUILT HERITAGE ASSESSMENT An assessment of archaeology and built heritage within and in the vicinity of the site is being undertaken. This will assess the potential within the site for any previouslyunknown archaeology and beyond the site for any visual impact on listed buildings or historic monuments.
Detailed reports relating to all of the above environmental matters will accompany the planning application.
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JANS HOLDINGS LTD, ANTRIM
WHAT HAPPENS NEXT? We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning. Following the end of the consultation period (14th February 2022), your feedback will be taken into consideration in finalising the proposed development. A formal planning application will be submitted to Antrim and Newtownabbey Borough Council thereafter. Once submitted, the opportunity for further public engagement in the decision-making process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.
HOW TO FIND OUT MORE? We will also be hosting Online Public Webinar Events via Zoom on Thursday 3rd February 2022 @ 10am and 5pm. On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance.
REQUEST PRINTED COPY
If you would like to receive a printed copy of this magazine, we can post this out to you on your request, accompanied with a feedback form.
DEADLINE
Please note all comments should be with Clyde Shanks Ltd no later than 14th February 2022
If you wish to discuss the proposal you can also do so by: Telephone - 028 9043 4393 Email - gavin@clydeshanks.com Post – Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA
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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com