Proposed change of use of agricultural buildings to provide two units of farm managers accommodation, residential curtilage and parking.

The application was approved in accordance with the Case Officer’s recommendation, with an additional condition.

(Proposed change of use of agricultural buildings to provide two units of farm managers accommodation, residential curtilage and parking.)

The Principal Planning Officer gave a presentation on the application, and updates/additional representations received following the publication of the agenda were provided in the update sheet, as appended to these Minutes.

In accordance with the criteria for public speaking, Mr G Blackmore of Ocle Pychard Parish Council spoke in opposition to the Scheme.  Mr G Leeds, the applicant, spoke in support.

In accordance with the Council’s Constitution, the local ward member, Councillor JG Lester, spoke on the application. 

He noted that the Parish Council had expressed concern about potential conflict with the Neighbourhood Development Plan.  However, he considered that the proposal appeared to sit within Core Strategy policy RA5.  It represented good use of agricultural buildings for accommodation.  The objections received related to the overall development that had been the subject of the previous agenda item (application 182191). He had no objections in principle to the proposal.

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

·        The proposal was consistent with policy RA5.

·        It was proposed that in considering approval of the roofing material a condition should be added requiring the provision of bat tiles.

·        It was questioned whether the positioning of the mature landscaping proposed meant there was enough space for it to be implemented.  The PPO commented that officers would seek to ensure implementation in accordance with the plan accompanying the application.

·        It was questioned why the application had not been considered as part of application 182191, the subject of the previous agenda item.

The Lead Development Manager commented that the application was in accordance with Neighbourhood Development Plan policy OPG 2 and with Core Strategy policies RA3 and RA5. 

The PPO commented in relation to a suggestion that an agricultural tie should be imposed that condition 5 imposed restrictions on occupation of the dwelling.

The local ward member was given the opportunity to close the debate.  He had no additional comment.

Councillor Shaw proposed and Councillor Baker seconded a motion that the application be approved in accordance with the printed recommendation with the provision of bat tiles. The motion was carried with 12 votes in favour, none against and no abstentions.

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

1.         A01 Time limit for commencement (full permission)

2.         B01 Development in accordance with approved plans

3.         C01 Samples of external materials

4.         F14 Removal of permitted development rights

5.         The occupation of the dwellings (unit A and Unit B) hereby permitted shall be limited to a person solely or mainly employed or last employed in the business occupying the buildings and land edged in blue on land ownership plan ref. OCLE PYCHARD PL-01 dated 24-05-18

            Reason: In order to conform with Policy SD1 of the Herefordshire Local Plan – Core Strategy, OPG13 of the Ocle Pychard Neighbourhood Plan and the National Planning Policy Framework so as to safeguard the residential amenity of the occupants.

6.         Prior to the commencement of development, a detailed drainage strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include / address  the following;

1.         Detailed drawing demonstrating the management of surface water runoff during events that may temporarily exceed the capacity of the drainage system, including conveyance systems;

2.         Detailed drawings of the foul water drainage strategy showing how foul water from the development will be disposed of and illustrating the location of key drainage features;

3.         If infiltration of foul water is proposed to be discharge to the ground, infiltration rates at the location(s) and proposed depth(s) of any proposed foul water drainage fields, undertaken in accordance with BS6297 and Building Regulations Part H;

4.         Confirmation of ongoing management of drainage systems.

            The drainage strategy shall be implemented before the first occupation of the dwellings hereby approved and maintained thereafter in accordance with the approved details. 

            Reason: in order to secure satisfactory drainage arrangements are provided and to comply with Polices LD2, SD3 and SD4 of the Herefordshire Local Plan – Core Strategy, Policy OPG11 of the Ocle Pychard Neighbourhood  Development Plan and the National Planning Policy Framework.

7.         The recommendations for species and habitat enhancements set out in the ecologist’s report from Chris Seabridge and Associates dated July 2018 should be followed unless otherwise agreed in writing by the local planning authority and the scheme shall be carried out as approved.  A working method statement for any protected species present together with an enhancement plan integrated with the landscaping scheme should be submitted to the local planning authority in writing.  The plan shall be implemented as approved.

            An appropriately qualified and experienced ecological clerk of works should be appointed (or consultant engaged in that capacity) to oversee the ecological mitigation work.

            Reasons: To ensure that all species are protected having regard to the Wildlife and Countryside Act 1981 (with amendments and as supplemented by the Countryside and Rights of Way Act 2000), the Natural Environment and Rural Communities Act 2006 and the Conservation of Habitats and Species Regulations 2010 (and 2012 amendment).

            To comply Herefordshire Council’s Policies LD2 Biodiversity and Geodiversity, LD3 Green Infrastructure of the Herefordshire Local Plan Core Strategy 2013 – 2031, Policy OPG11 of the Ocle Pychard Neighbourhood Development Plan and to meet the requirements of the National Planning Policy Framework (NPPF).

8.         I16 Restriction of hours during construction

9.         I42 Scheme of refuse storage (residential)

INFORMATIVES:

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

2.         HN10 No drainage to discharge to highway

3.         HN01 Mud on highway

4.         N11A Wildlife and Countryside Act 1981

5.         N18 European Protected Species Licence