Committee and date Item/Paper South Planning Committee 26 March 2013 6 Development Management Report Responsible Officer: Stuart Thomas email: [email protected] Tel: 01743 252665 Fax: 01743 252619 Summary of Application Application Number: 12/04520/FUL Parish: Claverley Proposal: Erection of an Agricultural Workers Dwelling together with Outbuilding containing garage, wc, shower and wash facilities and a farm office; installation of septic tank (amended scheme) Site Address: Upper Beobridge Farm Beobridge Claverley Wolverhampton WV5 7AQ Applicant: Mr R L Lee Case Officer: Thomas Cannaby email: [email protected] Grid Ref: 379186 - 291610 © Crown Copyright. All rights reserved. Shropshire Council 100049049. 2011 For reference purposes only. No further copies may be made. Contact: Stuart Thomas on 01743 252665 Page 1 of 18 South Planning Committee : 26 March 2013 Upper Beobridge Farm, Beobridge, Claverley Wolverhampton, WV5 7AQ Recommendation:- Grant Permission subject to the conditions set out in Appendix 1. Recommendation is subject to the completion of a section 106 agreement to secure the dwelling as an agricultural workers dwelling which will change to an affordable dwelling if the agricultural need ceases to exist in the future. Recommended Reason for Approval The applicant is considered to have demonstrated that there is a functional need for a full time agricultural worker to reside on the site, and this this would support the continued operations of an established agricultural business. The provision of a new dwelling for use by an agricultural worker is listed as appropriate development in the Green Belt in the NPPF and Core Strategy policy CS5, and the site is considered to be in a location where a dwelling can be provided without any adverse impact on landscape character. The proposal is therefore considered to comply with national guidance in the NPPF, specifically paragraphs 55 and 89, as well as local planning policies contained in the Saved Bridgnorth District Plan policy S3, and Shropshire Council Core Strategy Policies CS5, CS6 and CS11, and adopted supplementary planning guidance document "Type and affordability of housing". In arriving at this decision the Council has used its best endeavours to work with the applicant in a positive and proactive manner to secure an appropriate outcome as required in the National Planning Policy Framework paragraph 187 REPORT 1.0 THE PROPOSAL 1.1 The proposal is for the erection of an agricultural workers dwelling to be located on land adjacent to the main range of farm buildings at Upper Beobridge Farm. The proposal includes the erection of an outbuilding containing garage, farm office, shower room and washroom facilities. 1.2 The proposed dwelling would be a two storey property, with a floor area of just under 100sq.m to create three bedroom dwelling. The building would have a simple rectangular footprint with external chimney on the side elevation, and be constructed in red brick with a plain clay tile roof and natural timber windows and doors. 1.3 The proposed outbuilding would have a floor area of 57sq.m split over two floors with a garage, utility area and wet room on the ground floor and a farm office in the roof space lit by mid-slope dormer windows, accessed by an external staircase. 2.0 SITE LOCATION/DESCRIPTION 2.1 The site is located adjacent to an existing complex of farm buildings at Upper Beobridge Farm, which is located in the Green Belt approximately 1.7km to the south of Claverley. Contact: Stuart Thomas on 01743 252665 Page 2 of 18 South Planning Committee : 26 March 2013 Upper Beobridge Farm, Beobridge, Claverley Wolverhampton, WV5 7AQ 2.2 The application details state that the current farm is approximately 775acres in size, split across holdings and land over six separate sites in the Claverly area. All of the main farm buildings are based on land at Upper Beobridge Farm. 2.3 The proposed dwelling would be located to the south side of the farm complex, which consists of a range of agricultural storage buildings and silos, with the nearest dwellings being located approximately 75m to the south, 175m to the north and with Burwardine Farm some 400m to the northeast. The site is surrounded by agricultural land to the east, north and west, with the southern side facing an area of woodland. 3.0 REASON FOR COMMITTEE DETERMINATION OF APPLICATION 3.1 The application is referred to committee for determination as the Parish Council has expressed a view contrary to the Officer recommendation, and both the Local Ward Member and Chair of the Committee consider the application raises issues of sufficient important to warrant a determination by the Planning Committee. 4.0 Community Representations - Consultee Comments Claverley Parish Council: - Objects Claverley Parish Council objects to this application as it considered there is no proven need for this dwelling in the Green Belt Shropshire Council Highways Department: - no objection The farmstead is located off a single track, minor road and the proposed dwelling would be located just to the south of this. The means of access from the highway would be via an existing agricultural access that it would share with vehicles operating on the surrounding farm land. For the nature of the highway here, this access would be suitable in its existing layout to serve both the agricultural and domestic use proposed, but would need surfacing to an acceptable standard to accommodate domestic vehicle movements. I do not raise any highway objections in principle to permission being granted for this application and recommend that the following condition is attached to any permission granted: Condition: Prior to the dwelling hereby approved being first occupied, the access shall be constructed in accordance with a specification to be submitted to and agreed in writing by the Local Planning Authority. Reason: To ensure the formation and construction of a satisfactory access in the interests of highway safety. Shropshire Council Ecologist: - No objection I have read the above application and the supporting documents namely the Ecological Assessment of land at Beobridge Farm conducted by Churton Ecology (July 2012). Contact: Stuart Thomas on 01743 252665 Page 3 of 18 South Planning Committee : 26 March 2013 Upper Beobridge Farm, Beobridge, Claverley Wolverhampton, WV5 7AQ Recommendation: Include the conditions below on the decision notice. Great Crested Newts There is a single pond within 250m and Churton Ecology (2012) is satisfied that there is little potential for impact at that distance. Nesting Birds The site has potential for nesting wild birds to be present. The following conditions should be on the decision notice: 1. A total of 3 woodcrete artificial nests suitable for small birds such as robin, blackbird and sparrow shall be erected on the site, in locations to be agreed with the local planning authority, prior to first occupation of the buildings hereby permitted and thereafter retained for the lifetime of the development. Reason: To ensure the provision of nesting opportunities for wild birds. Bats From the ecological report it is stated that the habitat on site and within the immediate surrounds has potential to be used by bats for the purposes of commuting and/or foraging. In order to reduce the impact of the development on bats the following condition should be on the decision notice: 2. A total of 2 woodcrete bat box suitable for nursery or summer roosting for small crevice dwelling bat species shall be erected on the site prior to first use of the building hereby permitted, in a location agreed with the local planning authority, and shall be retained for the lifetime of the development. Reason: To ensure the provision of roosting opportunities for bats which are European Protected Species Note: The bat box should be 4m of more above the ground and in a non-illuminated area as described in the manufacturer’s guidance or advice should be sought from an experienced ecologist 3. Prior to the erection of any external lighting on the site a lighting plan shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details and thereafter retained for the lifetime of the development. The submitted scheme shall be designed to take into account the advice on lighting set out in the Bat Conservation Trust booklet Bats and Lighting in the UK Reason: To minimise disturbance to bats, a European Protected Species. Contact: Stuart Thomas on 01743 252665 Page 4 of 18 South Planning Committee : 26 March 2013 Upper Beobridge Farm, Beobridge, Claverley Wolverhampton, WV5 7AQ Shropshire Council Land Drainage: - no objection Comment 1 1. The application form states that the surface water drainage from the proposed development is to be disposed of via soakaways. However, no details of the proposed soakaways have been provided. Percolation tests and soakaways should be designed in accordance with BRE Digest 365. Full details, calculations and location plan of the percolation tests and the proposed soakaways should be submitted for approval. Reason: To ensure that soakaways, for the disposal of surface water drainage, are suitable for the development site. 2. Full details and sizing of the proposed septic tank should be submitted for approval. British Water Flows and Loads: 3 should be used to determine the number of persons for the proposed development i.e. for a 3 bedroom dwelling, the population equivalent should be 5 and allowing 3 persons for the outbuilding, the total number of persons should be 8 and the sizing of the septic tank and drainage field should be designed to cater for a minimum of 8 persons and in accordance with the Building Regulations H2 Paragraph 1.18. These documents should also be used if other form of treatment on site is proposed.