Construction of hostel to accommodate up to 56 seasonal workers employed by the Tillington Fruit Farms.

Construction of hostel to accommodate up to 56 seasonal workers employed by the Tillington Fruit Farms.

 

The Principal Planning Officer advised Members that the applicant had sought amendments to conditions 16 and 17.  Revised wording was now recommended which retained the control that was sought by Officers but also satisfied the applicant’s concerns.  An additional condition was also recommended to require the construction of a footpath along the visibility splay at the entrance to the site.

 

In accordance with the criteria for public speaking, Mr. Ternouth spoke on behalf of Marden Parish Council and Mr. Brown spoke in support of the application.

 

Councillor J.G.S. Guthrie, the Local Ward Member, commented on the substantial numbers of seasonal workers in the locality and noted that local residents would prefer to see properly planned development rather than the use of basic caravan accommodation.  He felt it essential that workers should not be allowed to bring their vehicles onto the site.  The constraints of the local road network were explained and Councillor Guthrie commented on the need for engineering works to improve highway and pedestrian safety.  He acknowledged that local residents were concerned about drainage provision but noted that recommended condition 6 would ensure that a viable solution was implemented.

 

The Principal Planning Officer explained that the improvements to the site entrance, with the introduction of a visibility splay and a footpath, would improve safety on the adjoining road.  It was agreed that the Local Ward Member would be consulted about these works.

 

A number of Members commented on the need for appropriate accommodation for seasonal workers and welcomed the proposals.  To mitigate the impact of the development, it was suggested that particular weight be given to the conditions relating to landscaping.  It was also suggested that the applicant be required to maintain existing and proposed footpaths in the interests of highway safety.

 

The Principal Planning Officer advised that comments about the need for additional signage along the road would be reported to the Traffic Manager.

 

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.      A06 (Development in accordance with approved plans).

 

         Reason: To ensure adherence to the approved plans in the interests of a satisfactory form of development.

 

3.      B01 (Samples of external materials).

 

         Reason: To ensure that the materials harmonise with the surroundings.

 

4.      The occupation of the hostel shall be limited to a person solely or mainly working in the locality in agriculture.

 

         Reason:  It would be contrary to Development Plan policies to grant planning permission for hostel accommodation in this location except to meet the expressed case of agricultural need.

 

5.      F16 (Restriction of hours during construction).

 

         Reason: To protect the amenity of local residents.

 

6.      F18 (Scheme of foul drainage disposal).

 

         Reason: In order to ensure that satisfactory drainage arrangements are provided.

 

7.      F32 (Details of floodlighting/external lighting).

 

         Reason: To safeguard local amenities.

 

8.      G04 (Landscaping scheme (general)).

 

         Reason: In order to protect the visual amenities of the area.

 

9.      G05 (Implementation of landscaping scheme (general)).

 

         Reason:  In order to protect the visual amenities of the area.

 

10.    H03 (Visibility splays).

 

         Reason: In the interests of highway safety.

 

11.    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.

 

12.    H21 (Wheel washing).

 

         Reason: To ensure that the wheels of vehicles are cleaned before leaving the site in the interests of highway safety.

 

13.    H29 (Secure 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.

 

14.    Prior to the commencement of the development a Travel Plan that contains measures to promote alternative sustainable means of transport for staff and visitors with respect to the development hereby permitted shall be submitted to and be approved in writing by the local planning authority.  The Travel Plan shall be implemented in accordance with the approved details.  A detailed written record shall be kept of the measures undertaken to promote sustainable transport initiatives and shall be made available for inspection by the local planning authority upon reasonable request.

 

         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.

 

15.    G39 (Nature Conservation – site protection).

 

         Reason: To ensure that the nature conservation interest of the site is protected.

 

16.    Prior to the first occupation of the hostel subject of this permission all agricultural workers caravans sited on land in the control or ownership of the applicant with the exception of Hill Top Farm, Ledbury shall be removed permanently from the land and no caravans shall be placed on the said land without the consent of the local planning authority.

 

         Reason: The permanent hostel accommodation replaces the need for agricultural workers caravans and the removal of such temporary structures is regarded as an important justification for the hostel, which will bring about an enhancement of the wider landscape.         

 

17.   Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification, no agricultural workers caravans, as defined within Part 5, Schedule 2 of the Order, shall be sited on any agricultural land within the control or ownership of the applicant, without the prior written consent of the local planning authority with the exception of Hill Top Farm, Ledbury.

 

         Reason: The permanent hostel accommodation replaces the need for agricultural workers caravans and the removal of such temporary structures is regarded as an important justification for the hostel, which will bring about an enhancement of the wider landscape.

 

18.        Prior to the occupation of the hostel a footpath shall be formed in conjunction with the required visibility splays in both directions, the details of which shall be submitted to and approved in writing prior to the commencement of the development. The footpath shall thereafter be maintained to enable the free flow of pedestrian traffic.

 

Reason: In the interests of highway and pedestrian safety.

 

Informatives:

 

1.      In connection with condition 14, the applicant is advised that advice on its formulation and content can be obtained from the Sustainable Travel Officer, Herefordshire Council Transportation Unit, PO Box 236, Plough Lane, Hereford, HR4 0WZ.

 

2.      N15 - Reason(s) for the Grant of Planning Permission.