Agenda item

Demolition of existing open-sided, steel-framed storage barn (54 sqm). Installation of 10 x Storage containers (144 sqm).

Public Participation:

·       Andrew Oram – spoke in support of the application

·       Cllr David Woolley, Kennet Valley Parish Council – spoke in objection to the application

Jonathan James, Senior Conservation/Planning Officer introduced the report which recommended that planning permission be approved, for reasons detailed in the report, for the demolition of existing open sided, steel-framed storage barn (54 sqm) and the installation of 10 x storage containers (144 sqm).

The officer stated that the main considerations for the application included the scale of development, the visual impact on the surrounding area, the design of the scheme and the environment/highway impact.

The officer advised that the site is located outside the village of West Overton in a relatively exposed position on raised ground above the Kennet valley within the North Wessex Downs AONB. There is an existing mature tree belt along the western boundary of the site and an existing mature hedgerow with trees forming the northern boundary. There is a well-established linear former chicken shed building on the site, which benefits from planning permission for self-storage use, and adjoining steel storage containers which also benefit from planning permission. There is access into the site off the adjoining highway at the north-west corner of the site. The proposed units would be set
at the same level as the existing containers.   

The officer explained that his conclusion is that the benefits outweigh any limited harm that the proposal might have within this area and that the application complies with Core Policies 34, 51, 57, 60 and 61 of the Wiltshire Core Strategy (2015) and the policies of the National Planning Policy Framework (2021). Consequently, the development is considered acceptable in this instance.

The report detailed the responses to the consultation and representations received. It was noted that the concerns raised related to visual impact and nuisance on the amenity of the area.

In response to technical questions asked by the Committee, the officer explained that the existing containers had been in their current location for 4-6 years; condition 7 detailed in the report indicates that the development shall be used as a self-storage facility only and for no other reason.

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

The unitary division member, Cllr Jane Davies spoke in objection to the application. Cllr Davies commented on the scale of development, visual impact on the surrounding area, design of the scheme and the environmental/highway impact.

In response to issues raised during public participation and the Unitary Member statement, the planning officer explained that highways supported the application, and that visual impact would not be an issue as the proposed containers would be well screened by the existing structures, trees and hedgerow within the area and the removal of the ‘Dutch’ barn would be a visual enhancement.

So that the Committee had something to debate the Chairman proposed a motion to grant the application, with conditions detailed at pages 45-46 of the agenda, as per the officer recommendations.

A debate followed where Members commented on the role of enforcement officers, the impact of additional traffic movements and the management of the storage containers.  

At the conclusion of the debate, it was

Resolved:

That planning permission is granted subject to the conditions set out below:

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.     The development hereby permitted shall be carried out in accordance with the following approved details:

·       Plans

·       Application form

·       Design and Access Statement

·       Site location Plan

·       Existing Block Plan

·       Proposed Block Plan

·       Proposed Storage Containers – Plan and Elevations

·       Sections and Plan

REASON: For the avoidance of doubt and in the interests of proper           planning.

3.     No part of the development shall be first brought into use until all the existing ‘Dutch’ barn has been permanently demolished and all of the demolition materials and debris resulting there from has been removed from the site.

REASON: In the interests of the character and appearance of the area.

4.     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 in accordance with the appropriate Environmental Zone standards set out by the Institution of Lighting Professionals in their publication “The Reduction of Obtrusive Light” Guidance Note 01/21 (reference GN01/21), have been submitted to and approved in writing by the Local Planning Authority. The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed.

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

5.     This consent relates to a maximum of 10 storage containers that shall not be placed other than as shown on the approved drawings, and individually these shall measure no more than 2.4m x 2.4m x 6.0m, and shall all be placed at ground level and finished in dark green.

REASON: To ensure an appropriate scale of development and the associated activity and to minimise vehicle movements on the local highway network in the interests of highway safety and the amenities of the area.

6.     The external materials and finishes to be used in the conversion of the building as hereby permitted shall not be other than as shown on the approved drawings.

REASON: In the interests of amenity, the agricultural character of the building and the rural character of the site within the AONB.

7.     Notwithstanding the provisions of The Town and Country Planning (General Permitted Development)(England) Order 2015 (or any statutory instrument revoking or re-enacting that Order with or without modification), the development hereby permitted shall be used as a self-storage facility only and for no other purpose (including any other purpose in Class B8 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended by the Town and Country Planning (Use Classes) (Amendment) (England) Order 2005, (or in any provisions equivalent to that class in any statutory instrument revoking or re-enacting that Order with or without modification).

REASON: The proposed use is acceptable but the local planning authority wish to consider any future proposal for a change of use having regard to the circumstances of the case.