Proposed erection of 14 hectares of polytunnels for soft fruit growing.  New general purpose storage building.  Associated hardstanding and access roadways.  Balancing pond.

Proposed erection of 14 hectares of polytunnels for soft fruit growing.  New general purpose storage building.  Associated hardstanding and access roadways.  Balancing pond.

 

The Principal Planning Officer provided details of updates/additional representations received following the publication of the agenda and are summarised below:

·         Correspondence had been received from Withington Parish Council in response to amended plans, comments included: the development would be more appropriate in an industrial estate; some parts of the site were generally flat but the eastern part increased in height by around 15 metres; the need to achieve a balance between economic benefits and environmental loss was noted; the efforts made to reduce the impact of the development was recognised; the Parish Council withdrew its objection to the polytunnels on the lower part of the site; and the Parish Council welcomed the proposal to reduce the height of some areas of polytunnels and the fencing off of the footpaths.

·         The Landscape Officer considered that the amended proposals satisfactorily mitigated the landscape and visual impact of the polytunnels and therefore it was not considered necessary to remove further rows of polytunnels from the eastern end of the site as suggested by Withington Parish Council.

 

The Principal Planning Officer advised that recommended condition 23 would control the areas where the polytunnel covers would remain and the amended plans identified the areas where the height of the polytunnels would be restricted.

 

The Chairman thanked the officer for the additional work on this proposal following the deferral of the item at the last meeting.

 

In accordance with the criteria for public speaking, Mr. Soutar spoke on behalf of Withington Parish Council, Mr. Wray spoke in objection to the application, and Mr. Hawkins spoke in support of the application.

 

Councillor MAF Hubbard noted that plastic structures in the countryside were unpopular but considered this proposal acceptable subject to a reduction in the number of rows from the eastern part of the site; it was noted that the Parish Council recommended the removal of 20 rows.  He added that this would enable the proposed additional planting to mature, so that there would be an established screen if there were any further proposals to reinstate rows in the future.

 

In response, the Principal Planning Officer explained that the scheme had been adjusted in order to mitigate visual impact and, in particular, to avoid polytunnels breaking the skyline when viewed from various vantage points.  This had resulted in a number of rows being removed from the proposal but officers did not consider it necessary to remove 20 rows.  He commented that the economic assessment provided by the applicant had not been scrutinised independently but the figures were in line with those provided in a recent planning appeal case for another site.

 

Councillor PJ Edwards, noting the concerns raised, suggested that officers be authorised to determine the application subject to further consideration being given to the row numbers and heights, in consultation with the Local Member and the Chairman.  Councillor ACR Chappell supported this suggestion and noted the importance of soft fruit growing to the local economy.

 

Councillor GFM Dawe questioned whether an Environmental Impact Assessment was necessary.  The Principal Planning Officer responded by advising that the comments of Natural England had been reviewed and addressed by the Council's Ecologist who commented that '…the proposed operations would not be a huge departure from its agricultural use' and it was not anticipated that the proposal would have any detrimental impact on the River Lugg or on the integrity of the River Wye Special Area of Conservation.

 

Councillor AT Oliver commented that table top soft fruit production required less fertiliser and water and less land was needed to produce the same yield.  Furthermore, with the introduction of bigger margins and new habitats, the ecological content of the site should be preserved.

 

In response to questions from Councillor KS Guthrie, the Principal Planning Officer: indicated the location of footpaths and the distances from the site to nearby properties; explained that a holding/balancing pond was proposed at the lowest part of the site to manage surface water runoff from the polytunnels; and advised that the workers' accommodation would form part of a separate application, as the applicant wanted the development to be planned properly.

 

In response to a question from Councillor WJ Walling, the Principal Planning Officer advised that the raising and lowering of the polytunnels was required to maximise growing conditions.  Councillor Walling noted concerns about the visual impact of such developments but also acknowledged the economic benefits of intensive growing methods.

 

Councillor DB Wilcox drew attention to the detailed comments of the Parish Council and, given that the application was finely balanced and to ensure the delivery of the best scheme possible, felt that the delegation to officers in the terms outlined above was appropriate in this instance.

 

Councillor MD Lloyd-Hayes commented on the need for agricultural diversity and drew attention to ecological and biodiversity considerations.

 

RESOLVED:

 

That officers named in the Scheme of Delegation to Officers be authorised to determine the application subject to further consideration being given to the row numbers and heights, in consultation with the Local Member and the Chairman, and subject to the following conditions and any additional conditions considered necessary by officers.

 

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.      E03 (Site observation - archaeology).

 

         Reason: To allow the potential archaeological interest of the site to be investigated and recorded and to comply with the requirements of Policy ARCH6 of Herefordshire Unitary Development Plan.

 

3.      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.

 

4.      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.

 

5.      G14 (Landscape management plan).

 

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

 

6.      G02 (Retention of trees and hedgerows).

 

         Reason: To safeguard the amenity of the area and to ensure that the development conforms with Policy DR1 of Herefordshire Unitary Development Plan

 

7.      H03 (Visibility splays).

 

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

 

8.      H05 (Access gates).

 

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

 

9.      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

 

10.    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

 

11.    H21 (Wheel washing).

 

         Reason: To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

12.    H29 (Secure covered cycle parking provision).

 

         Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

13.    H30 (Travel plans).

 

         Reason: In order to ensure that the development is carried out in combination with a scheme aimed at promoting the use of a range of sustainable transport initiatives and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

14.    I14 (Time restriction on music).

 

         Reason: In order to protect the amenity of occupiers of nearby properties and to comply with Policy DR13 of Herefordshire Unitary Development Plan.

 

15.    Surface water generated from the site shall be limited to the equivalent Greenfield run-off rate for the site with storage attenuation provided to cater for the 1% plus climate change (20% peak rainfall event) or greater, in accordance with the 'Surface Water Strategy' dated 2008 including 'run-off calculations'.  The surface water run-off shall be implemented in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

 

         Reason: To prevent the increased risk of flooding and ensure the provision of a satisfactory means of surface water disposal.

 

16.    I33 (External lighting).

 

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

 

17.    I41 (Scheme of refuse storage (commercial)).

 

         Reason: In the interests of amenity and to comply with Policy DR4 of Herefordshire Unitary Development Plan.

 

18.    I55 (Site Waste Management).

 

         Reason: In the interests of pollution prevention and efficient waste minimisation and management so as to comply with Policies S10 and DR4 of Herefordshire Unitary Development Plan.

 

19.    K4 (Nature Conservation - Implementation).

 

         Reason: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (as amended), the Conservation (Natural Habitats, &c) Regulations 1994 (as amended) and Policies NC1, NC5, NC6 and NC7 of Herefordshire Unitary Development Plan.

 

20.    No development shall commence until a scheme for the enhancement and future maintenance of the existing Public Rights of Way Nos. WT9 and WT9A and WT10 adjacent to and within the locality of the application has been submitted to and approved in writing by the local planning authority.  A scheme of enhancement shall be completed prior to first use of the polytunnels hereby permitted.

 

         Reason: To ensure the useability of nearby Public Rights of Way are enhanced in accordance with the requirements of Policy T6 of the Herefordshire Unitary Development Plan.

 

21.    H08 (Access closure).

 

         Reason: To ensure the safe and free flow of traffic using the adjoining County highway and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan

 

22.    In the event of the polytunnels hereby permitted becoming redundant for the growing of soft fruit on the application site, the polytunnels including the supporting structures shall be permanently removed from the application site within a period of 6 months.

 

        Reason: To ensure the polytunnels that are redundant for agricultural purposes do not remain in the landscape unnecessarily.

 

23.   Prior to the commencement of the development, a scaled plan shall be submitted for the approval in writing of the local planning authority identifying the area of polytunnels where the covering will remain permanently in place.  The covering shall be removed outside of the growing season in all other areas.

 

        Reason: To minimise the landscape impact of the development during the winter months and to comply with policy LA6 of the Herefordshire Unitary Development Plan.

 

Informatives:

 

1.      HN05 - Works within the highway.

 

2.      HN10 - No drainage to discharge to highway.

 

3.      HN25 - Travel Plans.

 

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

 

5.      N19 - Avoidance of doubt - Approved Plans.