General purpose agricultural building, associated external hardstandings and improved access.

General purpose agricultural building, associated external hardstandings and improved access.

The following updates were reported:

§       One further letter of objection had been received from Mrs. Kendal of Holbatch House and the contents were summarised.

§       The Highways Officer had advised that there had not been any accidents recorded near to the site in the last five years.

In accordance with the criteria for public speaking, Mr. Powell spoke in support of the application.

Councillor KS Guthrie, the Local Ward Member, supported the proposal in principle but asked for clarification about a number of issues, including:

·       referring to comments made by Marden Parish Council, questions were asked about the proposed use of the building and whether the development conformed to PPS7 (sustainable development in rural areas) and Herefordshire UDP Policy E8 (design standards for employment sites); and

·       concerns were expressed about the potential safety issues arising from the intensification in the use of the narrow lane and the junction with the C1125, especially as the area was popular with walkers and horse riders and there were no passing places.

The Senior Planning Officer responded by advising that:

§       the application was for agricultural development which accorded with the objectives of Policy E13 (agricultural and forestry development) and, furthermore, a  condition limiting the use of the building to the agricultural activities of the applicant was recommended; and

§       the Traffic Manager had raised no objection to the proposed development and, as the development site did not adjoin the bridleway directly, it was not necessary to consult the Public Rights of Way [PROW] Officer.

In response to a question from Councillor SJ Robertson and comments by other members, the Senior Planning Officer said that the issue of caution signs could be raised with the PROW Officer separately.

Councillor MD Lloyd-Hayes acknowledged the concerns of local residents but noted the need to support agricultural activities and diversification.  A number of members expressed similar views.

In response to a question from Councillor AP Taylor, the Senior Planning Officer advised that, as an agricultural operation, there was not scope to restrict hours of operation.

The Chairman commented that there had been a similar application in her ward which had caused anxieties about the proposed use of the development but noted that appropriate communication between those concerned and suitable conditions had addressed the situation.

Councillor PJ Edwards expressed support for agricultural enterprises but was concerned about increased vehicle movements and the potential for accidents.  The Senior Planning Officer commented that this was a modest agricultural development and, consequently, it would be unreasonable to require works to the access road to facilitate the development.

Councillor Guthrie re-iterated the need for further information regarding the intended use and the potential impact on local residents.

Councillor AM Toon suggested that the development should not be commenced until highway works had been completed on the road to Bodenham.

RESOLVED:

That planning permission be granted subject to the following conditions:

1.      A01 (Time limit for commencement (full permission)).

         Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2.      The premises shall not be used for the storage, processing or distribution of any crop whatsoever which have not been grown or produced by the occupier of the building.

         Reason: To define the terms of the permission and for the avoidance of doubt in the interests of local amenity to comply with Policy DR1 of the Herefordshire Unitary Development Plan.

3.      C01 (Samples of external materials).

         Reason: To ensure that the materials harmonise with the surroundings so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan.

4.      H06 (Vehicular access construction).

         Reason: In the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

5.      H13 (Access, turning area and parking).

         Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan.

6.      G10 (Landscaping scheme).

         Reason: In order to maintain the visual amenities of the area and to conform with Policy LA6 of Herefordshire Unitary Development Plan.

7.      G11 (Landscaping scheme – implementation).

         Reason: In order to maintain the visual amenities of the area and to comply with Policy LA6 of Herefordshire Unitary Development Plan.

8.      I20 (Scheme of surface water drainage).

         Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

9.      I24 (Standard of septic tank/soakaway system).

         Reason: To prevent pollution of the water environment and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

10.    I32 (Details of floodlighting/external lighting).

         Reason: To safeguard local amenities and to comply with Policy DR14 of Herefordshire Unitary Development Plan.

Informatives:

1.      N19 - Avoidance of doubt - Approved Plans.

2.      N15 - Reason(s) for the Grant of PP/LBC/CAC.