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Allerdale Borough Council Planning Application 2/2014/0550

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Allerdale Borough Council Planning Application 2/2014/0550 Allerdale Borough Council Planning Application 2/2014/0550 Reference No: 2/2014/0550 Valid Date: 29/07/2014 Location: Roddings House Greenrow Silloth Wigton Applicant: Eric Stanwix Drawing Numbers: 13/723/1.B - Site Plan 13/723/2.B - Block Plan 13/723.3 A - Proposed Shed 13/723/4 - Block Plan Proposed Proposed shed to house agricultural machinery - resubmission Development: 2/2014/0055 Recommendation: Refused Summary/Key Issues Issue Conclusion Siting The proposal would involve non essential development outside a defined settlement, contrary to planning policy. Landscape setting As an isolated structure of reasonable size in this location, the proposal would be visually intrusive so as to have an adverse visual impact on the landscape. Scale and Design The proposal is of an appropriate scale and design for the use. Amenity The proposal would not have any significant adverse impact upon adjacent residential amenity. Ecology The proposal would not impact upon local ecology. World Heritage Site The proposal would not impact upon the setting of the World Heritage Site. Site The development site comprises a paddock to the north east of Roddings House, to the south east of Silloth settlement. The paddock is accessible currently via a track to the north east, separating the site from the adjacent housing development at Greenrow Meadows. An access gate to the site is also available via a track from Roddings House. The site is bound by a hedge of varying heights. Proposal The proposal involves the erection of a shed to house agricultural machinery. The shed would have a footprint of 18.3m x 12.2m, height to eaves of 4m and overall height of approx 6m. The shed would be constructed using pre cast concrete panels with olive green plastisol profiled metal cladding over, olive green plastisol profiled metal roof cladding and sectional up and over doors. The proposal would be accessed via the track running through the garden area of Roddings House. Relevant Policies National Planning Policy Framework Chapter 3 – Supporting a prosperous rural economy Paragraph 7 Paragraph 17 Allerdale Local Plan (Part 1) July 2014 Policy DM6 - Equestrian and agricultural buildings Policy S3 - Spatial Strategy and Growth Policy S14 - Rural economy Relevan t Planning History None Representations Town Council – Recommend approval Environmental Health – No objections Highways – No objections Natural England – No objections English Heritage – Comment that they do not believe the proposal would harm the setting of the World Heritage Site Cumbria Wildlife Trust – No comment to date The application has been advertised on site and neighbouring properties have been notified. One letter of objection has been received from an adjacent resident citing concerns that: • The proposal is large in comparison the objectors single storey dwelling and would block out the landscape to the rear of the property so as to dominate the landscape and block daylight. • The building will be used by a variety of heavy and noisy agricultural machinery to the detriment of the adjacent dwelling houses. • The applicant has already started works by tipping a large quantity of hardcore. Assessment Siting The application has been submitted as an application relating to maintenance of agricultural land managed by the occupier of Roddings House. The shed is required to store machinery associated with the land, equating to approximately 90 acres. The applicant states that the land is tenanted for 6 months of the year, however, the applicant has responsibility for ongoing maintenance of the land including draining of ditches, hedge trimming and maintenance of fences. Previously, storage for the land was available at Blitterless Farm, however, this is no longer within the applicant’s control and this storage is no longer available. The proposed building is therefore required to store machinery, equipment, tools and the fuel tank in association with these practices. The National Planning Policy Framework sets out in its agenda to achieve sustainable development, a desire for the planning system to play an environmental role in protecting and enhancing the natural, built and historic environment (paragraph 7). The core planning principles contained within paragraph 17 of the NPPF identifies the importance of protecting the character and beauty of the countryside. Policy S3 of the Allerdale Local Plan (Part 1) enforces this in stipulating new development should be located within defined settlements. Proposals outside defined settlements will be limited to specific developments appropriate to the site and essentially required in a countryside location. Policy DM6 of the Allerdale Local (Part 1) specifies that agricultural development will only be permitted where development is ‘closely related to existing farm buildings or other groups of buildings.’ Policy S14 of the Allerdale Local Plan (Part 1) supports ‘proposals for appropriately designed and related agricultural development and buildings’. The siting of the proposed building would constitute an agricultural building outside Silloth settlement, separated from farm structures or other groups of building and poorly related to any surrounding agricultural development. Despite the applicant’s submission that the shed is required to house machinery and tools in association with maintenance of agricultural land, it remains that this land is not farmed by the applicant and any such maintenance would be sporadic throughout the year. Given the limited requirement for the machinery and that there are no existing farm buildings and practices on the site, there seems little justification to warrant approval of such a shed in this location. The siting of the proposed building is therefore considered to be contrary to current policy guidelines. Landscape Setting The building is proposed to be sited to the rear of the Roddings House and adjacent to the residential development at Greenrow Meadows. The buildings position and scale would mean it would be viewable above the separating field hedge. As a stand alone structure, this would result in the building having a visual impact upon this part of the open countryside. Policy DM6 of the Allerdale Local Plan (Part 1) 2013 stipulates that agricultural buildings should be ‘closely related to existing farm buildings or other groups of buildings, and where this is not possible, development . (should be) designed and sited to minimise impact on the landscape setting’. The applicants proposal is not significantly large in agricultural terms, however, the scale of the structure in relation to the adjacent residential development would be visually prominent in this landscape so as to have a detrimental visual impact upon this area of open countryside. The proposal’s impact upon the landscape setting of the surrounding open countryside is therefore considered to be contrary to current policy guidelines. Scale and Design The proposed building is of a scale and design commensurate with general agricultural development. It is also considered to be suitable for the proposed use. The scale and design of the proposal are therefore considered to be in compliance with current policy guidelines. Amenity The proposal is located approx 18m south east of the dwellings at Greenrow Meadows, separated by an intervening lane and hedge. An objector at Greenrow Meadows indicates they consider the proposal would impact upon the levels of daylight available to their property. The separation distance of 18m is considered sufficient distance to limit any potential impact upon the residential amenity of these dwellings and would not impact upon the daylight available to the adjacent dwellings. Similarly, the objector cites concerns that the proposal could result in noise emanating from machinery using the building. Whilst there would be some vehicular movement along the lane, there is nothing to suggest that this would be so frequent so as to create an adverse impact on adjacent residential amenity. Likewise, the lane to the rear of Greenrow Meadows could be used by agricultural machinery currently. No objections have been raised by the Environmental Health Department. The proposal’s impact upon the residential amenity of the area is considered to be in compliance with current policy guidelines. Ecology The site is located within a site of wildlife interest for newts. The applicant has submitted a ecological survey to assess the assess the potential impact the proposal would have on the newt population. The report concludes that the species are unlikely to be affected by the proposed works. No objections have been raised by Natural England. World Heritage Site The site is situated within the Hadrians Wall World Heritage Site. English Heritage comment that the proposal would not impact directly on any archaeological remains or harm the ability to appreciate and understand Roman military planning and land use and would not harm the setting of the World Heritage Site. Local Financial Considerations Having regard to S70 (2) of the Town and Country Planning Act the proposal would not result in any local financial considerations. Conclusion Given that there is little justification for the building at the site, and that the proposed building is isolated from existing agricultural structures so as to impact upon the surrounding landscape setting, it is considered that the proposal would constitute non essential development outside a defined settlement. The proposed building is considered unacceptable in terms of its siting in isolation and harmful visual impact upon the open countryside, contrary to Chapter 3 of the NPPF, paragraphs 7 and 17 of the NPPF, Policies S3, S14 and DM6 of the Allerdale Local Plan (Part 1). The application is recommended for refusal. Annex 1 Conditions The proposed agricultural development, by reason of its siting, would form a non essential, visually obtrusive form of agriculutral development, outside a defined settlement, which would detract from the character and appearance of the area within which it is located. The proposal is therefore contrary to Paragraphs 7 and 17 of the National Planning Policy Framework, Policies S3, S14 and DM6 of the Allerdale Local Plan (Part 1) Approved July 2014.
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