Public
participation was conducted as outlined above.
The Planning
Officer explained that the application was one of 9 concurrent
applications at the site, seeking various agricultural buildings to
allow for the consolidation of the applicant’s beef and dairy
businesses, including the creation of an agricultural workers
dwelling and an Anaerobic Digester for use by the applicant’s
business. This application related only to the erection of the
agricultural farmers dwelling and heifer shed.
The Planning
Officer introduced the report and showed pictures and diagrams of
the proposed site, giving details about the specifications and
materials to be used. It was explained that conditions in respect
of landscaping and drainage were suggested, as with other
applications on the site. It was highlighted that there was a
functional need for the dwelling on the site, as identified by the
Council’s Agricultural Consultant, and that other buildings
near the site were unable to be used. The officer identified that
the dwelling had been designed to reflect the financial and
functional requirements of the operation as proposed. The officer
advised that it was conditioned that the dwelling would not be
occupied until the beef and dairy element of the farm was in use
and would be restricted to use by agricultural workers and their
dependents. Following submissions in by the applicant team, it was
clarified that the Council’s agricultural consultant had
identified that part of the functional need for a dwelling related
to the provision and operation of the dairy herd facilities and
therefore the conditional restriction in this respect was
necessary.
The Chairman
invited technical questions and it was confirmed that the dwelling
was necessitated by the agricultural work and not maintenance of
the AD unit.
Cllr Anthony
Trotman proposed the officer’s
recommendation, which was seconded by Cllr Peter Hutton.
RESOLVED:
That planning permission be GRANTED, subject to the
following conditions:
- 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.
- The development hereby permitted shall be carried out in
accordance with the following approved plans:
- Site Location Plan - 2663/01 - Received 24th June
2016;
- Proposed Heifer Shed - 2663/07 - Received 10th June
2016;
- Proposed Dwelling Elevations - 2663/11A - Received 30th November
2016
- Proposed Dwelling Floor Plans - 2663/12A - Received 30th
November 2016
REASON: For the avoidance of doubt and in the
interests of proper planning.
- No development shall commence on site until the exact details
and samples of the materials to be used for the external walls and
roofs of the dwelling hereby approved have been submitted to and
approved in writing by the Local Planning Authority. Development
shall be carried out in accordance with the approved
details.
REASON: The matter is required to be agreed with the
Local Planning Authority before development commences in order that
the development is undertaken in an acceptable manner, in the
interests of visual amenity and the character and appearance of the
area.
- The occupation of the dwelling shall be limited to a person
solely or mainly working, or last working, in the locality in
agriculture or in forestry, or a widow or widower of such a person,
and to any resident dependants.
REASON: The site is in an area where residential
development for purposes other than the essential needs of
agriculture or forestry is not normally permitted and this
permission is only granted on the basis of an essential need for a
new dwelling/residential accommodation in this location having been
demonstrated.
- The dwelling hereby approved shall not be first occupied until
the agricultural buildings approved under application reference
16/05722/FUL (Beef Building) & 16/05729/FUL (Dairy Parlour)
have been erected in strict accordance with the approved plans,
occupied and the associated agricultural business be operational at
the site.
REASON: To ensure that the dwelling is required for
a key worker for the agricultural land use at the site.
- No development shall commence on site until a scheme of hard and
soft landscaping to mitigate against the impacts of the development
on the Area of Outstanding Natural Beauty has been submitted to and
approved in writing by the Local Planning Authority, the details of
which shall include :
- location and current canopy spread of all existing trees and
hedgerows on the land;
- full details of any to be retained, together with measures for
their protection in the course of development;
- a detailed planting specification showing all plant species,
supply and planting sizes and planting densities;
- finished levels and contours;
- means of enclosure;
- car park layouts;
- other vehicle and pedestrian access and circulation
areas;
- all hard and soft surfacing materials;
- minor artefacts and structures (e.g. furniture, play equipment,
refuse and other storage units, signs, lighting
etc);
- proposed and existing functional services above and below ground
(e.g. drainage, power, communications, cables, pipelines etc
indicating lines, manholes, supports etc);
- retained historic landscape features and proposed restoration,
where relevant.
REASON: The matter is required to be agreed with the
Local Planning Authority before development commences in order that
the development is undertaken in an acceptable manner, to ensure a
satisfactory landscaped setting for the development and the
protection of existing important landscape features.
- All soft landscaping comprised in the approved details of
landscaping shall be carried out in the first planting and seeding
season following the first occupation of the building(s) 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. All
hard landscaping shall also be carried out in accordance with the
approved details prior to the occupation of any part of the
development or in accordance with a programme to be agreed in
writing with the Local Planning Authority.
REASON: To ensure a satisfactory landscaped setting
for the development and the protection of existing important
landscape features.
- No development shall commence on site until An Ecological
Mitigation and Enhancement Plan has been submitted to and approved
in writing by the Local Planning Authority. The plan will address
the loss of grassland and trees and the potential disturbance to
wildlife using hedgerows and trees around the site boundary. It
will offer gains for biodiversity by aiming to help meet targets in
the Wiltshire Biodiversity Action Plan for named
species.
REASON: The matter is required to be agreed with the
Local Planning Authority before development commences in order that
the development is undertaken in an acceptable manner, to ensure
adequate protection, mitigation and compensation for protected
species, priority species and priority habitats.
- No development shall commence on site until a comprehensive
scheme for the discharge of surface water from the wider site
(including surface water from the access/driveways/service areas),
incorporating sustainable drainage details, has been submitted to
and approved in writing by the Local Planning Authority. The
development shall not be first occupied until the surface water
drainage has been constructed in accordance with the approved
scheme.
REASON: The application contained insufficient
information to enable this matter to be considered prior to
granting planning permission and the matter is required to be
agreed with the Local Planning Authority before development
commences in order that the development is undertaken in an
acceptable manner, to ensure that the development can be adequately
drained.
- No development shall commence on site until details of the works
for the disposal of sewerage including the point of connection to
the existing public sewer (if required) have been submitted to and
approved in writing by the Local Planning Authority. No dwelling
shall be first occupied until the approved sewerage details have
been fully implemented in accordance with the approved
plans.
REASON: The application contained insufficient
information to enable this matter to be considered prior to
granting planning permission and the matter is required to be
agreed with the Local Planning Authority before development
commences in order that the development is undertaken in acceptable
manner, to ensure that the development can be adequately
drained.
- No development shall commence on site until a plan showing space
for the parking of 3 vehicles has been submitted to and approved in
writing by the Local Planning Authority. Thereafter, the parking
spaces shall be provided in strict accordance with the approved
plan prior to the occupation of the dwelling and shall not be used
other than for the parking of vehicles or for the purpose of
access.
REASON: To ensure that adequate provision is made
for parking within the site in the interests of highway
safety.
- Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) (England) Order 2015 (or any Order
revoking or re-enacting or amending those Orders with or without
modification), no development within Part 1, Classes A-H shall take
place on the dwelling house(s) hereby permitted or within their
curtilage.
REASON: In the interests of the amenity of the Area
of Outstanding Natural Beauty and to enable the Local Planning
Authority to consider individually whether planning permission
should be granted for additions, extensions or enlargements to an
agricultural workers dwelling.
- No development shall commence on site until a construction
management plan has been submitted to and approved in writing by
the local planning authority. The plan shall include details of the
measures that will be taken to reduce and manage the emission of
noise, vibration and dust during the demolition and/or construction
phase of the development. It shall include details of the
following:
- The movement of construction vehicles;
- The cutting or other processing of building materials on
site;
- Wheel washing and vehicle wash down facilities;
- The transportation and storage of waste and building
materials;
- The recycling of waste materials (if any)
- The loading and unloading of equipment and
materials
- The location and use of generators and temporary site
accommodation
- Pile driving (If it is to be within 200m of residential
properties)
- Schedules for any plans to float polish flooring
Has been submitted to, and approved in writing by,
the Local Planning Authority. The approved Statement shall be
complied with in full throughout the construction period. The
development shall not be carried out otherwise than in accordance
with the approved construction method statement.
REASON: The matter is required to be agreed with the
Local Planning Authority before development commences in order that
the development is undertaken in an acceptable manner, to minimise
detrimental effects to the neighbouring amenities, the amenities of
the area in general, detriment to the natural environment through
the risks of pollution and dangers to highway safety, during the
construction phase.
- 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 spillage in accordance with the appropriate
Environmental Zone standards set out by the Institute of Lighting
Engineers in their publication "Guidance Notes for the Reduction of
Obtrusive Light" (ILE, 2005)", 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.
- INFORMATIVE TO APPLICANT: The applicant should note that the
grant of planning permission does not include any separate
permission which may be needed to erect a structure in the vicinity
of a public sewer. Such permission should be sought direct from
Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings
are not normally allowed within 3.0 metres of a Public Sewer
although this may vary depending on the size, depth, strategic
importance, available access and the ground conditions appertaining
to the sewer in question.
- INFORMATIVE TO APPLICANT: Please note that Council offices do
not have the facility to receive material samples. Please deliver
material samples to site and inform the Planning Officer where they
are to be found.
- INFORMATIVE TO APPLICANT: The applicant should note that under
the terms of the Wildlife and Countryside Act (1981) and the
Habitats Regulations (2010) it is an offence to disturb or harm any
protected species, or to damage or disturb their habitat or resting
lace. Please note that this consent does not override the statutory
protection afforded to any such species. In the event that your
proposals could potentially affect a protected species you should
seek the advice of a suitably qualified and experienced ecologist
and consider the need for a licence from Natural England prior to
commencing works. Please see Natural England's website for further
information on protected species.
- INFORMATIVE TO APPLICANT: The applicant is requested to note
that this permission does not affect any private property rights
and therefore does not authorise the carrying out of any work on
land outside their control. If such works are required it will be
necessary for the applicant to obtain the landowners consent before
such works commence. If you intend carrying out works in the
vicinity of the site boundary, you are also advised that it may be
expedient to seek your own advice with regard to the requirements
of the Party Wall Act 1996.
- INFORMATIVE TO APPLICANT: Any alterations to the approved plans,
brought about by compliance with Building Regulations or any other
reason must first be agreed in writing with the Local Planning
Authority before commencement of work.