Agenda item

E/2012/0152/FUL - Manor Farm, West Overton - Erection of a Steel Portal Framed Grain Storage Building with Concrete Apron Area

A report by the Case Officer is attached.

Minutes:

Public Participation

Mr Max Dissanayake spoke in objection to the application.

Mrs Carolyn Gittens spoke in objection to the application.

Mrs Gillian Roberts spoke in objection to the application.

Mr William Bird, BK Grain Engineers, spoke in support of the application.

Mr Paul Clark, applicant, spoke in support of the application.

Cllr Paul Burrowbridge, Fyfield and West Overton Parish Council, spoke in objection to the application.

 

 

The Area Development Manager introduced a report which recommended the application be approved, highlighting the key issues as the principle of the proposed Grain dyer and storage building, highway safety and impact on residential amenity at the proposed location, which had been determined as the most appropriate available to balance all requirements. It was clarified that the land north of the A4 lay within a World Heritage Site and that Highways had withdrawn their objection following the proposal to introduce visibility splays and a passing bay on the approach lane, and Environmental Health raised no objection subject to conditions.

 

The Committee then had the opportunity to ask technical questions, and it was stated that the previously utilized Grain dryer was inadequate for purpose, and located within the  village, closer to nearby houses.

 

Members of the public then had the opportunity to present their views to the Committee, as detailed above.

 

The Local Member, Cllr Jemima Milton, then spoke , stating it was unfortunate that a new building was required, but  it was the most appropriate location and a necessary function, and stressed that suitable conditions were required to mitigate the concerns of local people.

 

A debate followed, where the needs of the ongoing agriculture business were discussed and the impact upon the local highways network, and the details of traffic movements and passing places was highlighted. Discussion of specific conditions relating to lighting and noise were also raised.

 

At the conclusion of debate, it was,

 

Resolved:

 

To grant planning permission for the following reasons, and subject to  the following conditions:

 

The decision to grant planning permission has been taken on the grounds that the proposed development is required for the efficient operation of the farm holding. The site chosen, in the centre of the holding, is considered to be an appropriate location, having regard to the need to balance the landscape impact, impact on neighbours and traffic generation, subject to the conditions attached, and having regard to the Natioanl Planning Policy Framework and the following policies and proposals in the Kennet Local Plan2011, namely policies PD1; HH1; HH3; NR6 and NR7

 

Subject to the following conditions:

 

1

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

 

REASON: 

To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.

 

2

No works shall commence  on site (including any groundworks) until:

 

a)    A written programme of archaeological investigation, which should   include on-site work and off-site work such as the analysis, publishing and archiving of the results, has been submitted to and approved by the Local Planning Authority; and

 

b)    The approved programme of archaeological work has been carried out in accordance with the approved details.

 

REASON: 

To enable the recording of any matters of archaeological interest.

 

3

The grain dryer hereby approved shall only be used to store and dry grain produced from the land holding identified on the submitted plan (parcels 1-6) or for other agricultural purposes ancillary to the agricultural use of that identified land only.

 

REASON:

The use of the building to service land outside of this area may give rise to fresh planning considerations, including highway safety and residential amenity which may require further consideration by the local planning authority.

 

4

No development shall commence until details of the translocation of the hedge  have been submitted to and agreed in writing by the local planning authority. Details shall include methodology and timing for transplanting. The hedge shall be transplanted in accordance with the approved details and shall be gapped up in accordance as per the specification on 'Screen Planting for Entrance and Grain Dryer'.

 

REASON:

In the interests of visual amenity and highway safety.

 

5

All soft landscaping comprised in the approved details of landscaping detailed on Screen Planting for Entrance and Grain Dryer dated 28th January 2012 shall be carried out in the first planting and seeding season following the first use of the building or the completion of the development whichever is the sooner.  All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority. 

 

REASON:

To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

6

All spoil shall be disposed of in accordance with disposal details which have first been submitted to and approved in writing by the local planning authority.

 

REASON:

In the interests of visual amenity.

 

7

No part of the development shall be first brought into use until the passing bay shown on the plans hereby approved has been formed in accordance with the approved details.

 

REASON:

To enable vehicles to pass/stand clear of the highway in the interests of highway safety.

 

8

No part of the development shall be first brought into use until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 600 mm above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

 

REASON:

In the interests of highway safety.

 

9

The building hereby approved shall not be first brought into use until the access has been laid out and provided as detailed on plan number BK/1559/7 and the first 7 metres of the access has been surfaced in a well-bound consolidated material (not loose stone or gravel) and shall be retained as such thereafter.

 

REASON:

In the interests of highway safety.

 

 

10

The entrance gates hereby approved shall not be installed until details of those gates (including height, materials and design of the gates) have first been submitted to and approved in writing by the local planning authority. Works shall be carried out in accordance with the approved details.

 

REASON:

In the interests of visual amenity.

 

11

The plant hereby approved shall not be first brought into use until the plant has been installed in accordance with the details and mitigation measures set out in the Environmental Noise Survey and Plant Assessment ( 2650_ENA_1 dated 31st Jan 2012). The plant and its housing shall thereafter be maintained in accordance with the approved details unless otherwise first approved in writing by the local planning authority.

 

REASON: 

To ensure the retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

 

12

Before the building is first brought into use, a Traffic Management Plan shall be submitted to and agreed by the local planning authority in writing. The plan shall direct drivers of delivery vehicles to the shortest route to the A4 and shall include provision for the erection of a sign at the site exit directing drivers of delivery vehicles leaving the site to turn left. The sign shall be erected before the building is brought into use and shall thereafter be retained.

 

REASON:

In the interests of road safety.

 

13

No loading of lorries shall take place at the site, and no deliveries shall be dispatched from it, outside of the hours 08:00 - 1800 Mondays- Saturdays, nor at any time on a Sunday.

 

REASON:

To protect the amenity of nearby residents.

 

14

No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage have been submitted to and approved in writing by the Local Planning Authority.  The lighting approved shall be installed and shall be maintained in accordance with the approved details.

 

REASON:

In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.

 

Informatives

 

15

INFORMATIVE TO APPLICANT:

 

In respect of condition number it is recommended that the work, in the form of an archaeological watching brief, should be conducted by a professional recognised archaeological contractor in accordance with a brief issued by this office and there will be a financial implication for the applicant.

16

INFORMATIVE TO APPLICANT:

 

The applicant should be advised that the passing bay will require the separate consent of the Highway Authority, and that a minor legal agreement will be required to secure the works, the costs of which would fall to the applicant.

17

This decision relates to documents/plans submitted with the application, listed below. No variation from the approved documents should be made without the prior approval of this Council. Amendments may require the submission of a further application. Failure to comply with this advice may lead to enforcement action which may require alterations and/or demolition of any unauthorised buildings or structures and may also lead to prosecution.

 

Plan Ref:

Screen Planting for Entrance and Grain Dryer received on the 20th April 2012, BK-1559-7, BK-1559-6-R2 and BK-1559-8 received on the 26th April, BK-1559-3-R1, BK-1559-2-R1, WT/Fm/110.1,  received on the 1st February 2012

 

Additional information received in the letter from BK Grain Handling Engineers, letter from Three Counties Farms and plan showing Land Holding at Manor Farm all received on the 12th April 2012.

 

Supporting documents: