Proposed retention of an existing caravan to be used as accommodation for a farm worker (retrospective).

The Committee approved the application in accordance with the case officer’s recommendation.

(Proposed retention of an existing caravan to be used as accommodation for a farm worker (retrospective).)

(Councillor Hardwick had declared a pecuniary interest and left the meeting for the duration of this item.)

The Enforcement Officer gave a presentation on the application.

In accordance with the criteria for public speaking, Dr T Jones, a local resident, spoke in objection to the application. 

In accordance with the Council’s Constitution, Councillor WLS Bowen fulfilled the role of local ward member on this application on behalf of Councillor Hardwick.

He made the following principal comments:

·        The large caravan, in reality a large mobile home, was brightly painted and in a prominent location visible across the valley, detracting from the Wye Valley Area of Outstanding Natural Beauty (WVAONB).  The response from the WVAONB stated that the caravan was conspicuous from certain perspectives and should be better screened to fit into the landscape and to comply with the Fownhope Neighbourhood Development Plan (FNDP).

·        Even though Fownhope Parish Council had supported the application it was contrary to the FNDP.

·        The WVAONB and the FNDP both stressed the importance of effective screening a neutral paint scheme and mature trees.  However, the location on the edge of a steep bank would make it difficult to screen with trees.

·        The caravan could easily be resited so that it had little impact on the AONB.

·        There was an empty caravan nearby in one of the barns that could be used instead when needed.

·        The caravan was in effect a dwelling in the open countryside.

·        The application should be refused.

In the Committee’s discussion of the application the following principal points were made:

·        It was noted that the WVAONB officer had commented that the application was unlikely to have a significant detrimental impact.  However, the caravan should be better screened.  The Lead Development Manager clarified screening could take many forms.  A member suggested a fence and planting behind it would be better than trees given the location on a bank.  Another member commented on the importance of planting being carried out properly and maintained.

·        The bank had an abundance of flora and fauna and should not be disturbed.

·        Painting the caravan a neutral colour would be of benefit. 

·        There were other sites where the caravan could be located.

·        There were differing views as to whether a stock man was needed on site providing justification for the application in accordance with policy RA3.  Reference was made to the County Land Agent’s response as set out at paragraph 4.7 of the report in support of the application.

·        The caravan was highly visible.

·        A number of complaints had been received.

The Lead Development Manager commented that the County Land Agent had advised that there was a need for a dwelling for a stock man.  The WVAONB officer had commented that the application was unlikely to have a significant detrimental impact but the need for screening had been identified.  The conditions, which he outlined, provided for screening and painting and the intention was that these would be implemented as quickly as possible.  Mindful of the comments about landscaping, advice would be sought from the landscaping officer on a landscaping scheme, bearing in mind that the permission would be for three years.  The proposal was an exception in accordance with paragraph 79 of the NPPF and policy RA3.

Referring to the request from the public speaker made when addressing the Committee the Chairman requested that if the application was approved mitigating action be expedited.

Councillor Bowen was given the opportunity to close the debate.  He reiterated concerns about the ability to screen the caravan on the edge of the bank and whether there was a permanent need for a stock man.  He remained of the view that there were better alternative locations that would avoid the need for complex screening arrangements.

Councillor Greenow proposed and Councillor Seldon seconded a motion that the application be approved in accordance with the printed recommendation.  The motion was carried with 7 votes in favour, 4 against and no abstentions.

RESOLVED:  That planning permission be granted subject to the following condition below and any other conditions considered necessary  by officers named in the scheme of delegation to officers:

1.         F27 Agricultural occupancy

2          F22 Temporary permission & reinstatement of land (mobile home/caravan)

3.         C96 Landscape scheme

4.         C97 Landscape implementation scheme

5.         C86 Colour of caravan

INFORMATIVE:

1.         The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against planning policy and any other material considerations, including any representations that have been received. It has subsequently determined to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.