Change of use of land used for agriculture for the accommodation of seasonal workers in mobile homes.

Change of use of land used for agriculture for the accommodation of seasonal workers in mobile homes.

The Senior Planning Officer gave a presentation on the application and updates / additional representations received following the publication of the agenda were provided as follows:

§               Withington Group Parish Council: ‘notes the additional landscaping and details of the ‘pods’.  There is still concern over the ‘quality’ of the accommodation with up to 6 persons sharing one toilet/shower room and a small kitchen/eating area.  This appears to be family holiday accommodation not suitable for several months’ occupation.  The footpath routes are noted but there is still concern that workers will use the A465 to walk along to the local public house.  There is still no detail of the general purpose store.’

Officer comments were also provided as follows:

§               ‘Although the site will have the capacity for 84 workers, the applicants have stated that the normal number of workers likely to be accommodated ranges between 10 and 50, with the peak being during harvesting season in August, September and October.  The number of caravans proposed in relation to the number of workers will ensure that the standard of accommodation is not cramped and each individual caravan will contain all the facilities normally associated with independent residential occupation.  The general purpose store was approved as part of the previous application and therefore does not form part of this application.’

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

Councillor DW Greenow, the Local Ward Member, noted that planning permission had been granted for permanent polytunnels on land surrounding the application site [DCCE2008/2266/F refers] and included additional planting along the boundaries which should screen the site effectively.  Councillor Greenow made a number of comments on the current application, including: the applicant was commended for the standard of accommodation and communal facilities proposed; footpath links to village facilities had been identified via existing public rights of way; the importance of soft fruit production in the county was noted; and a temporary permission would allow any impacts on the locality to be fully assessed.

Councillor PJ Edwards asked for clarification regarding: the potential number of workers and how this related to the number of mobile homes proposed; whether the expiry date for the temporary permission could be aligned to coincide with that for the polytunnels; and whether signage to direct workers to safe footpath links could be a requirement of any planning permission granted.  The Chairman said that recommended condition 9 perhaps addressed the signage issue.

Councillor AM Toon welcomed the accommodation proposed and suggested that, rather than maintain full occupancy levels in a small number of caravans, workers should be encouraged to use other caravans outside peak periods.  She did not consider that the proposal would have a signficant impact on highway safety and also felt that some of the views expressed by objectors were unfounded.

Councillor AT Oliver said that he did not have any objection to the proposal in general terms but, highlighting the dimensions of the accommodation, questioned whether the amount of space available to occupiers would be sufficient and suggested that there should be a maximum of three per unit.

Councillor MD Lloyd-Hayes noted that it was likely that workers would operate shift patterns during peak periods and, therefore, occupants would not be present at the same time in a particular mobile home.  In response to a question, the Central Team Leader advised that the polytunnels had temporary planning permission and reference to ‘permanent polytunnels’ in the report was to indicate that the polytunnels could remain on the site throughout the year.  Councillor Lloyd-Hayes commented on: the importance of agriculture to the local economy; the efforts undertaken by the applicant to ensure a good standard of accommodation for the workers; the high cost of accommodation in Hereford; the benefits of table top soft fruit production compared to other methods, particularly in terms of limiting soil erosion; the need for parking if workers had access to a vehicle; and the comments of the Conservation Manager - Landscape and the Local Ward Member were noted.

In response to questions raised by Members, the Senior Planning Officer advised that:

§               Each caravan would have capacity for six people which, with a total of 14 units, created a potential total number of workers of 84.  However, this figure was only likely to be reached when the site was operating at full capacity.

§               Condition 4 would ensure that the use of the land for the stationing of the mobiles homes and associated infrastructure would cease in the event of the polytunnels becoming redundant.

§               Condition 9 dealt with signage for pedestrians.

§               Condition 11 would prevent the caravans being occupied between the months of December and January, to ensure that the accommodation remained for seasonal use.

§               The Traffic Manager had no objections to the application subject to a pedestrian route via footpaths being provided to local facilities.

§               Parking was available on the site, to the south of the general purpose building.

The Central Team Leader advised that additional conditions regarding the occupation of the caravans might not be reasonable or enforceable.  It was noted that limiting occupancy could result in more caravans being required.  He added that the accommodation would not be be overly cramped, particularly given the amenity facilities being provided for the workers.

Councillor Greenow said that it was his understanding that the applicant intended to ensure suitable occupancy levels outside of peak periods to ensure that the accommodation was maintained to a good standard.

RESOLVED:

That planning permission be granted subject to the following conditions:

1          F21 Temporary permission (mobile home/caravan)

2          The occupation of the caravans shall be limited to persons employed on the site of the polytunnels as identified on the location plan drawing no 326.401.C40 and as approved under planning permission DCCE2008/2266/F

Reason: The accommodation and associated development proposed under this application is only considered acceptable on the basis of the functional need associated with the growing of soft fruit on the land surrounding the application site and to comply with Policy H8 of the Herefordshire Unitary Development Plan

3          The development hereby permitted shall be for the accommodation of up to 84 seasonal workers at any one time

Reason: To ensure that appropriate standard of accommodation is provided and maintained and to comply with the requirements of Policies S1 and S2 of the Herefordshire Unitary Development Plan

4          In the event of the polytunnels permitted under planning permission reference DCCE2008/2266/F becoming redundant for the growing of soft fruit, the use of land for the stationing of 14 caravans hereby permitted shall permanently cease and the caravans and associated infrastructure including all the paths and roads shall be permanently removed and the land restored to its former agricultural condition in accordance with details to be submitted to and approved in writing by the local planning authority within 6 months of the date of the cessation of the land for growing of soft fruit

Reason: The accommodation and associated development proposed under this application is only considered acceptable on the basis of the functional need associated with the growing of soft fruit on the land surrounding the application site and to comply with Policy H8 of the Herefordshire Unitary Development Plan

5          Prior to the commencement of development the colour including the BS reference for all exterior surfaces of the caravans hereby permitted shall be submitted for approval in writing of the local planning authority.  The caravans shall be coloured in accordance with the approved details prior to the first occupation of the caravans hereby permitted

Reason: To protect the visual amenities of the area and to ensure the development conforms with Policy DR1 of the Herefordshire Unitary Development Plan

6          The amenity and recreational building shall be used for the purposes identified in drawing number 326.401-C41-1 only unless otherwise agreed in writing by the local planning authority

Reason: To safeguard the amenity of the area and to ensure the development conforms with Policy DR2 of the Herefordshire Unitary Development Plan

7          G11 Landscaping scheme - implementation

8          Prior to the commencement of development an Environmental Management Plan identifying measures to minimise the extent of noise and disturbance arising from the application site to include details of operation and management shall be submitted for the approval in writing of the local planning authority.  The development and use hereby permitted shall thereafter be operated and managed in accordance with the approved Management Plan

Reason: In the interest of amenity of nearby residents and to ensure compliance with Policy DR2 of the Herefordshire Unitary Development Plan

9          Prior to commencement of development details shall be provided of a sign and accompanying map identifying local facilities and amenities and the means of pedestrian access via existing public rights of way to those facilities and amenities from the application site.  The details and map shall be clearly displayed in the amenity building prior to the occupation of any caravans hereby permitted

Reason: To ensure the occupants are aware of safe pedestrian and cycle access to local facilities and amenities and to ensure compliance with Policies DR2 and DR3 of the Herefordshire Unitary Development Plan

10        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any order revoking or re-enacting that order with or without modification, no other caravans shall at any time be placed on the land identified in blue outline on drawing number 326.401.C40

Reason: In order that the local planning authority can control the visual impact of the addition of any further temporary seasonal workers accommodation in the interest of the visual amenity of the area and to conform with Policies LA2 and DR1 of the Herefordshire Unitary Development Plan

11        F31 Caravan occupancy restriction (December and January)

Informatives:

1          N15 Reason(s) for the Grant of PP/LBC/CAC

2          N19 Avoidance of doubt - Approved Plans