Committee and Date Item Paper Area Regulatory Committee - Central - 25th June 2009 5 A Public SCHEDULE OF PLANNING APPLICATIONS Background Papers: For each application for planning permission, the background papers consist of the Development Management application file number referred to. Page 1 of 34 INDEX Application Proposal Address Page Recommend Number 1. 09/00127/FUL Erectionof a general Stone House 3 Approve purpose agricultural Farm building. Ruckley Acton Burnell 2. 09/00413/FUL Erection of a 3/4 Former 12 Refuse storey building to Radbrook provide a 69 Hall Hotel bedroom care home Site with associated car Radbrook parking and Road landscaping. Shrewsbury 3. 09/00490/FUL Change of use of 2m Land To The 17 Approve wide strip of land Rear Of across existing Newent landscaped public Close amenity area to Shrewsbury provide private pedestrian and equestrian access. 4. 09/00602/OUT Outline application 4 Carnforth 22 Approve for the erection of Close two dwellings to Shrewsbury include access and Shropshire layout. 5. 09/00651/FUL Application under Land At Well 29 Approve Section 73A of the Lane Hopton Town and Country Nesscliffe Planning Act 1990 for the construction and part retention of an agricultural access and track road (retrospective). Page 2 of 34 Application No. 1 Development Management Report Application Number: 09/00127/FUL Parish: Ruckley And Langley Grid Ref: 353123 - 299895 Proposal: Erection of a general purpose agricultural building Site Address: Stone House Farm Ruckley Acton Burnell Shrewsbury Shropshire Applicant: Mr Alfred Murray Case Officer: Mr Steve Drury email: [email protected] 1.0 THE PROPOSAL 1.1 This proposal is for the erection of an agricultural storage building on land at Stone House Farm, Shrewsbury. The building will measure a floor area of 446 square metres consisting of a length of 24.5 metres and a breadth of 18.2 metres. It will rise to a height of 6.1 metres to the eaves and 8.65 metres to the roof ridge. The building will be steel framed and will contain 3 metre high concrete panels in the sides with green box profile sheeting above. The roof will be covered in fibre cement sheeting in an Anthracite Grey colour. A concrete apron will be provided in front of the building. The building will be located in the North East corner of the site. 1.2 The proposal is further to an application for a similar agricultural storage building made under the prior notification procedure under reference 08/1475/AGR which was refused following concerns that the size, siting and design of the building would have a detrimental impact upon the appearance of the open countryside and special character of the Shropshire Hills Area Of Outstanding Natural Beauty. 2.0 SITE LOCATION/DESCRIPTION 2.1 The application site is located in the North East corner of a field belonging to Stone House Farm, which is situated to the South West of the settlement of Ruckley. The site is located approximately 100 metres due South West of the nearest residential properties, West Farm and Stone House Farm itself. Properties in Ruckley are mostly constructed of local stone which contributes to the character of settlement. 2.2 The site is located in the open countryside and as such consists of agricultural fields surrounded by native hedgerows, interspersed with a number of mature trees. The proposed building will be located 10 metres from hedgerows forming the North West and 15 metres from the North East field boundaries. A narrow track runs along the North West and North East of the side, adjoining the main highway adjacent the North East corner of the site. An existing gated access is located in this corner which will be widened and improved as part of the proposal in order to provide access to the site. Page 3 of 34 2.3 As a result of the contour of the land, which slopes upwards in a Southerly direction, the application site occupies an extremely prominent position to the South of Ruckley. Views of the site are possible from the settlement and its approach to the North. 2.4 The site is located on the perimeter of the Shropshire Hills Area of Outstanding Natural Beauty. 3.0 RECOMMENDATIONS 3.1 It is recommended that the application is approved subject to conditions. 4.0 REASON FOR COMMITTEE 4.1 Letter of objection received from Parish Council and the recommendation is to approve. 5.0 RELEVANT PLANNING HISTORY 5.1 08/1475/AGR - Erection of a general purpose agricultural building – Prior approval required and refused – 28th January 2009. 6.0 CONSULTEE RESPONSES 6.1 Parish Council object for the following reasons: - - The proposed development would be intrusive and would have considerable impact upon the landscape and skyline. - The visual amenities of some residents and visitors would be lessened. - An alternative site appears to be available 500 hundred yards away. - Is the proposed building necessary given the scale of farming? - Impact upon AONB. 7.0 PUBLIC REPRESENTATIONS 7.1 Letters of objection received from four local households citing the following concerns: - - Totally unsuitable for development of any kind because of its status, proximity and visibility from neighbouring settlements and rights of way. - Proposed development cannot be justified in agricultural terms. - Site most unsuitable given proximity to neighbouring properties. - Need for external lighting not proven. - The size and scale of the building are out of proportion with agricultural need. - The building would increase traffic and cause increased pollution from noise, smell and light. - Detrimental impact upon the adjacent right of way and those using it. - Design out of keeping with traditional stone/brick buildings in Ruckley. - Already 2 redundant agricultural buildings in Ruckley which could be utilised without the need for further needless development. 8.0 PLANNING POLICY 8.1 Central Government Guidance: PPS 7 : Sustainable Development In Rural Areas Page 4 of 34 8.2 West Midlands Regional Spatial Strategy Policies: QE6 : The Conservation, Enhancement And Restoration Of The Region’s Landscape 8.3 Shrewsbury & Atcham Borough Local Plan: GP1 – General Requirements For Development LNC3 – Development In The Countryside LNC9 – Shropshire Hills Area Of Outstanding Natural Beauty 9.0 THE MAIN PLANNING ISSUES It is considered that the main issues relevant to this application are as follows: - Justification of need for building Size, siting and design Impact upon residential amenity Impact upon character of countryside and AONB Access 10.0 OFFICER APPRAISAL The principle of the erection of an agricultural storage building on agricultural land is acceptable, subject to a consideration of the issues listed below. 10.1 Justification Of Need 10.1.1 The first issue concerns the case put forward by the applicant in terms of the actual requirement for the building proposed. 10.1.2 The applicant states that the building is for general purpose storage connected to his arable and beef enterprises. The applicant has purchased 50.36 acres, divided into 3 enclosures, however, no buildings are located on the land. The proposed building would therefore provide storage for grain, straw and hay harvested from the site in addition to machinery used on the site and inputs including fertiliser. There is also the intention that the building will also provide accommodation for cattle. The farming enterprises taking place at the site will be mixed, including an arable enterprise producing approximately 150 tonnes of cereals per annum, in addition to approximately 50 tonnes of straw. The applicant intends to carry out most of his own arable operations and has already purchased a 4 wheel drive tractor, fertiliser spreader and round baler and also intends to purchase trailers and cultivation machinery which will require storage. Page 5 of 34 10.1.3 Reading Agricultural Consultants on behalf of the Council have independently assessed the justification put forward by the applicant. The proposal includes provision to split the building into two, consisting of secure and non-secure halves. With regard to the secure storage area, R.A.C comment that 150 tonnes of wheat, heaped to 3 metres in height would require a storage area of approximately 80 cubic metres. In addition, R.A.C estimate that considering the machinery at the applicants disposal, an area of 80 square metres would be required for its storage with a further 40 square metres for manoeuvring. The remaining 20 square metres in this half of the building would allow for the storage of fertiliser and tools. R.A.C therefore conclude that a secure storage area of the size proposed is reasonably necessary for the functioning of the holding. 10.1.4 With regard to the non secure section, R.A.C suggest that if stacked to 5 metres high, the straw and hay to be stored in the building would require 130 cubic metres of storage area. It is also advised that the applicant intends to keep 25 suckler cows which R.A.C advise would require some 200 square metres of housing space, as set out in BS5502: Part 40: 1990 ‘Buildings and Structures For Agriculture’. Allowing for space between the cattle and bales and some space for manoeuvring, it would appear that the proposed ‘livestock’ half of the building is an appropriate size for the intensions of the applicant. 10.1.5 It is therefore considered that all of the storage area available within the proposed development would be required to satisfy the functional needs of the agricultural business. 10.2 Size, Siting and Design 10.2.1 The proposed building will measure 24.5 metres by 18.2 metres and will cover a floor area of 446 square metres. It will rise to a height of 6.1 metres to the eaves and 8.65 metres to the ridge.