2nd July 2013 PLANNING COMMITTEE INDEX Agenda Item 4 Table of Contents DC/2011/01240 CHANGE OF USE FROM EGG PRODUCTION UNIT TO WORKSHOP AND COMMERCIAL GARAGE TY’R PWLL FARM, HARDWICK, ABERGAVENNY RECOMMENDATION: APPROVE .................... 3 DC/2012/00168 SECOND DWELLING ON AN ESTABLISHED FARM FOR RETIREMENT PURPOSES LAND AT WHITEHALL FARM, ROCKFIELD, MONMOUTH RECOMMENDATION: APPROVE ................................................... 9 DC/2012/00707 CONSTRUCTION OF NEW DWELLING IN THE GROUNDS OF EXISTING DWELLING WITH NEW ACCESS 7, CHAPEL ORCHARD, ABERGAVENNY RECOMMENDATION: REFUSE .............................................................................. 16 DC/2012/00822 ERECTION OF STEEL FRAMED BUILDING TO BE USED AS A GENERAL PURPOSE STORAGE SHED FOR TRACTOR & IMPLEMENTS ALONG WITH HAY. PARK COTTAGE, LLANTILIO CROSSENNY RECOMMENDATION: APPROVE ........................................................................... 24 DC/2012/00825 PROPOSED TEMPORARY SEWAGE TREATMENT PLANT AND RETENTION OF WORKS TO RETAINING WALL, PATIO AREAS AND SHEDS LAND AT GROSVENOR ROAD, ABERGAVENNY RECOMMENDATION: REFUSE ....................................................................................................................... 29 DC/2012/00918 CONVERSION OF TWO BARNS TO 2 NO. DWELLINGS INCLUDING A DRIVE AND ON SITE PARKING BRADBURY’S FARM, CRICK RECOMMENDATION: APPROVE ........................................................................... 38 DC/2012/00920 CHANGE OF USE TO RESIDENTIAL DWELLING INCLUDING A DRIVEWAY AND ON SITE PARKING PORTSKEWETT BARN, MANOR WAY, CHEPSTOW RECOMMENDATION: APPROVE ........................................................................... 44 DC/2013/00004 RESERVED MATTERS SUBMISSION TO PROVIDE FIVE DETACHED DWELLINGS, INCLUDING ADOPTABLE ACCESS ROAD, MEANS OF ENCLOSURE & LANDSCAPING LAND AT PLEASANT RETREAT, PENPERLLENI RECOMMENDATION: APPROVE .......................... 56 DC/2013/00006 CONSTRUCTION OF A SOLAR PARK TO INCLUDE THE INSTALLATION OF SOLAR PANELS TO GENERATE UP TO 10MW OF ELECTRICITY WITH TRANSFORMER HOUSINGS, SECURITY FENCING AND CAMERAS, LANDSCAPING WITH OTHER ASSOCIATED WORKS LAND AT MANOR FARM, LLANVAPLEY RECOMMENDATION: APPROVE ...................................................................................................................................... 65 - 1 - DC/2013/00110 ERECTION OF A NEW DWELLING TO AN ALTERNATIVE DESIGN TO THAT APPROVED BY CONSENT DC/2006/00847 AND SUBSEQUENT RESERVED MATTERS APPLICATION DC/2011/00183 LAND AT REAR OF TREGARON LLANTRISANT, USK RECOMMENDATION: APPROVE ................................................................................................................... 98 DC/2013/00121 NEW SINGLE STOREY EXTENSION TO THE EXISTING THORNWELL PRIMARY SCHOOL AND ASSOCIATED WORKS TO THE SITE THORNWELL PRIMARY SCHOOL, THORNWELL ROAD, BULWARK, CHEPSTOW RECOMMENDATION: APPROVE ................................................. 103 DC/2013/00128 RETENTION OF ONE STEEL FRAMED BARN BUILDING FOR LIVERY PURPOSES RIDGE HOUSE STABLES, EARLSWOOD, CHEPSTOW, MONMOUTHSHIRE RECOMMENDATION: APPROVE ................................... 111 DC/2013/00237 RENEWAL OF APPLICATION DC/2008/00156 – ERECTION OF DETACHED TWO STOREY DWELLING WITH INTEGRAL GARAGE 2 MODEL COTTAGES, MONMOUTH ROAD, RAGLAN RECOMMENDATION: APPROVE ......................................................................... 117 - 2 - DC/2011/01240 CHANGE OF USE FROM EGG PRODUCTION UNIT TO WORKSHOP AND COMMERCIAL GARAGE TY’R PWLL FARM, HARDWICK, ABERGAVENNY RECOMMENDATION: APPROVE Case Officer: Kate Bingham Date Registered: 31/1/2012 This application was deferred by planning committee on 4th June 2013 to enable Highways to make comments. Comments have subsequently been received and are reproduced below: ‘I have revisited this site and appreciate that it is a retrospective application. The site of this operation is small and has little capacity for storage of vehicles to enhance the business at his location currently within the applicant’s control. The highway leading to the site is narrow with few passing places. Whilst I would prefer there was not this type of business and associated vehicles using the highway, it must be understood that subject to them being road worthy, I would be unable to offer any adverse comment on vehicles legitimately using a public highway. On saying that, I would not wish to support any increase of activity or business using the access and public highway without extensive improvements to the rural highway at this location. The limited passing area will detract from over intensive use of the site.’ In the light of the above comments which suggest the scale of activity is such that highway safety would not be unacceptably compromised by this proposal, it would not be reasonable to refuse the application on highway grounds. The previous report and recommendation are therefore represented. There are appropriate conditions recommended to be imposed to prevent any intensification of use occurring without reference to the Planning Authority. PREVIOUS REPORT 1.0 APPLICATION DETAILS 1.1 This application seeks the retention of the change of use of a former egg production unit to a workshop and commercial garage for the repair of motor vehicles. The unit has an area of approximately 220 sq. metres and was previously used to house free range chickens. However, land adjoining the unit is no longer in the applicant’s control, thus removing the area where the chickens would range outdoors and therefore precluding the use of the building for free range chickens. The building therefore became redundant but is now being used as a garage and workshop employing one person. This application seeks the retention of that use. 1.2 No external alterations to the building are proposed as part of this application. - 3 - 1.3 There is a concurrent planning application for the erection of a new chicken unit to replace the unit referred to in the paragraph above, also on this agenda. This is recommended for approval. 2.0 RELEVANT PLANNING HISTORY DC/2011/01241 New chicken unit for egg Concurrent, production (relocation of recommended existing) for approval. DC/2011/00878 49kwh solar panel system roof Approved 2011 mounted DC/2009/01104 Agricultural storage Approved 2010 building/maintenance building for farm’s own machinery DC/2009/00719 Extension to existing chicken Approved 2009 sheds for free range egg production Various others between 1985 and 2009.List available on request. 3.0 UNITARY DEVELOPMENT PLAN POLICIES DES1 General Design Considerations ENV1 General Development Considerations RE1 Employment within the Countryside 4.0 REPRESENTATIONS 4.1 Consultation Replies Llanover Community Council – Recommends refusal. The proposed commercial use is not acceptable because of potential noise, the location of the shed in the open countryside and the poor access for large vehicles including car loaders carrying vehicles for repair. MCC Environmental Health – I am aware any permission granted will contain conditions in relation to hours of work permitted and also to prevent change of use within and between planning classification. On the basis of the matters outlined above I cannot substantiate an objection to this application. MCC Development Plans - Policy RE1 of the Unitary Development Plan relates to proposals for conversion to employment use within the Countryside; criteria (a), (b), (c) and (e) do not appear to apply in this instance. Criterion (f) relates to whether the building is capable of accommodating the proposed use without substantial extension, which appears to be the case. Presumably, criterion (d) would also not apply, depending on the nature of the building. Policy RE2 relates to agricultural diversification, there is possibly some support for - 4 - the proposal from Policy RE2 of the Unitary Development Plan which states that: ‘Development proposals which make a positive contribution to agriculture or its diversification will be permitted where the new use or building meets the following criteria: ) the new units are grouped with existing buildings or satisfactorily assimilated into the landscape; ) the proposed non-agricultural development is run in conjunction with, and complementary to, the agricultural activities of the farm.’ The proposal appears to comply with criterion (a). With regard to criterion (b) further details of the agricultural unit are needed before determining whether it could be considered as an ancillary use to the agricultural holding. The details relating to the type of commercial garage is ambiguous, it is unclear whether the garage is used for repairs etc… as if so this would be more closely linked to a B2 use that could cause disturbance to surrounding residents through noise, smells etc.... It is noted that there is a residential property in close proximity to the development which would be a concern if it were considered to be a B2 use. Furthermore, it is not evident that the proposed site is in a particularly sustainable location or whether the development would result in an increase of cars compared to the previous use, this could potentially have implications if the adjoining highway network does not have the capacity to accommodate the additional traffic generated. Finally, overarching Policies DES1 and ENV1 should also be considered relating to general development consideration. 4.2 Neighbour Notification Four written representations received. Two representations objecting on the following grounds; Unsuitable Access. This is a single track road,