Agenda item

To consider a report by the Head of Planning.

The Committee considered application 3/19/1435/COU – being a Retrospective Application - for the change of use of buildings to commercial uses under B2 General Industrial and B8 Storage and Distribution at Clayford Farm, Uddens Drive, Colehill, Wimborne, which was located within the Green Belt.

 

The proposal sought retrospective planning permission to change the use of

the former agricultural buildings along the north, east and western sides of the

quadrangle to B2 and B8 uses, creating 17 business units. The application, as originally submitted, was for B1 and B8 uses. However, the development description was later amended to reflect the Use Classes of the existing businesses at the site.

 

The application site was located within the Green Belt in a remote countryside

Location, characterised by a mixed landscape of woodland, heathland and

small field enclosures. The site is accessed via a compacted hard-core track,

which formed part of the Bridleway network. The site comprised a quadrangle of hardstanding enclosed on four sides by portal frame buildings, some of which were formally agricultural buildings associated with Clayford Farm.

 

Officers provided details of the employment history of the site and what it had previously been used for – as working farm buildings, housing agricultural needs and machinery, being currently occupied by businesses categorised with B2 and B 8 usage classes. The application was designed to regularise the activities already taking place there, this being the case over several years, without there being any significantly adverse affect on the character of the location.

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The businesses residing there were principally vehicle repair and storage, but also include a sausage factory and a hydro clean business. The terms of the arrangements for production at the sausage factory was highlighted in that its operations were limited by a condition of its planning permission that production shall solely involve the production of sausages/burgers from cockerels which were reared at Clayford Farm; which was no longer the case.

 

With the aid of a visual presentation, officers provided context of what the main proposals, principles and planning issues of the development were; why it was necessary; how it was to be applied and managed; and what this all entailed. Plans and photographs provided an illustration of the location showing views into the site and around it; access arrangements; the use of the access track/ bridleway and its setting within the Parish and wider landscape – being incorporated within the Green Belt and adjacent to an SSSI and Holt Heath. The characteristics and topography of the site was shown  - being of a very rural, isolated setting - and its relationship with other units  in the vicinity on the commercial estate  and where it was located in relation to West Moors, the nearest urban area; what impact the proposals would have on the amenity of neighbouring properties;  what flooding risk there was and how the highway network would be impacted, all of which provided a satisfactory understanding of what the application entailed.

 

Officer confirmed that the re-use of buildings, as was being propsed, was not inappropriate in the Green Belt provided that the buildings were of permanent and substantial construction, preserved its openness and did not conflict with the purposes of including land within it. The buildings in the application met this requirement.

 

In two previous applications being refused - these being of a similar nature to this one - officers explained that the reasons had now been satisfactorily addressed by this application or were not applicable. National policy changes, in supporting rural business, now meant the activities being proposed were acceptable and the condition of the access track was regularly maintained by the applicant, as it was in his own interests to do so. Accordingly, this application did not present any other issues which would necessitate a new reason for refusal and as such, taking into account the considerations set out in the report officers considered that this application was in accordance with the development plan and national planning policy and guidance and was therefore being recommended for approval.

 

Formal consultation had generated an objection from Holt Parish Council on the basis that the B2 category - of general industrial usage - was inappropriate at this location given the proximity of the SSSI and Holt Heath; given the

environmental impact of heavy industry being unsuitable to the terrain, the inadequate arrangements for the usage of the bridleway for access and associated safety issues; and that there appeared to be inadequate parking available.

 

Officers stated the proposals were designed to regularise and address what was now taking place at the site. The site had been used in a similar way for years, traffic usage was low; parking was adequate; B2 industrial use was already established so the impact would have little difference. The condition of the road, which could become rutted and liable to puddling in extreme weather, was regularly maintained to an acceptable standard which was in the interests of the applicant. There was to be no new development, merely a conversion of what was already there to meet the needs of the business, with right of access being a civil matter and not for the consideration of the Committee.

 

It was felt that the proposals would contribute towards the continued support of the local and rural economy and provided employment opportunities. Controls in place to regulate time of use for deliveries and operations would benefit the overall management of the business.

 

The Committee were then notified of those written submissions received and officers read these direct to the Committee - being appended to these minutes. Having heard what was said, officers responded to some of the pertinent issues raised, being confident that each one could be addressed by the provisions of the application especially relating to the condition of the access road and how this was to be maintained and the that the activities taking place there had taken place over a long time. The status of the access road was clarified with four individuals being in ownership throughout its length, but it was the applicant who regularly maintained it. Concern that there could be a conflict with the volume of vehicles using it and speed with which they drove, officers were of the view that this had not been an issue previously but confirmed that signage to this effect could be considered, if necessary, by way on an Informative Note to any grant of permission. 

 

The opportunity was given for members and particularly the local ward member – Councillor Robin Cook - to ask questions of the presentation and what they had heard, in seeking clarification about  the management of the access road and what activities would take place and how this would be monitored and managed.

 

Officers addressed the questions raised providing what they considered to be satisfactory answers.

 

Some members were concerned at how the access road was to be managed and what conflict there might be with those users of the bridleway. Additional concern was raised that whilst the business of storage and distribution was acceptable, light industrial usage might not necessary be appropriate for, or conducive with, the characteristics of the site or be in keeping with the surroundings.

 

However other members - including the local ward Member - saw the economic and employment benefits of what was being proposed and were conscious that should the proposals not go ahead, there could well be the possibility that the much needed rural employment and economy benefits could be adversely affected. The diversification of agricultural business was a well accepted practice, with how this was to be done being governed by condition. It was also accepted that, whilst problems could arise during extreme weather events, the condition of the track was regularly monitored and maintained by the applicant as it was in their interests to do so for the effectiveness of their business. Signage, as necessary, could be considered on the access track so as to avoid any unnecessary conflict between deliveries to the site and those using the bridleway. Moreover, given the environmental sensitivities of applications within the Green Belt, Members were reassured by what they had heard from officers on this and satisfied with the position.

 

Having had the opportunity to discuss the merits of the application, having understood what was being proposed and the reasoning for this; having taken into account the officer’s report and presentation, the written representations; and what they had heard at the meeting, and having received satisfactory answers to questions raised, the Committee were satisfied in their understanding of what the proposal entailed and the reasoning for this and, on that basis – and being proposed by Councillor Shane Bartlett and seconded by Councillor David Tooke - on being put to the vote, the Committee agreed – by 6:2 - that the application should be approved, subject to the conditions set out in the relevant paragraph of the report.

 

Resolved

That planning permission be granted for application 6/2019/0530, subject to conditions set out in paragraph 12 to the report.

 

Reasons for Decision

·       No new buildings are proposed and therefore the development is appropriate

within the Green Belt and its impact on the landscape and biodiversity is not

significant.

·       The proposed change of use will support the diversification of a former

agricultural business, promote enterprise in a rural area, provide local

employment and find a new use for substantial agricultural buildings that could otherwise lie empty.

·       The former agricultural buildings are already occupied by 17 businesses that

would either have to close or relocate if the proposal is refused. This is an

important consideration for the local economy.

·       The proposed use has been established at the site for several years without any identified harm.

·        The traffic movements generated by the development have been accommodated without detriment to highway safety for several years. The Highways Authority have no objection.

·       There is not considered to be any significant harm to neighbouring residential

amenity by reason of noise or disturbance.

·       This application is found to accord with the development plan and national

planning policy and guidance and is therefore recommended for approval.