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									                                                Parish: Kemerton
                                                Ward: South Bredon Hill 30
W/11/01913/PN

Description: Improvement and extension of hardstanding for agricultural
purposes (Retrospective)

Site: Ashbury Farm, Wing Lane, Kemerton, Tewkesbury, GL20 7JG

Applicant: Mr Hussell

Agent:        Carver knowles

Date Valid:    13/09/2011                Case Officer:    Gavin Greenhow

Expiry Date: 08/11/2011                  Tel:             01386 565369

Grid Ref:      E:394873.82 N:237656.19

Member(s):     Cllr Adrian Darby


     The application appears on the Agenda at the request of the local Ward
     member, Cllr Darby, who has also requested a site visit.

1.   Site Description and Details of Proposal

     This proposal consists of a partly retrospective planning application for what is
     described as the "improvement and extension" of a hardstanding in part of a
     field/former orchard at Ashbury Farm, Kemerton.

     The hardstanding measures about 45m at its deepest (north-south) by 60m at
     its widest (west-east). Its main purpose is to provide an area for the storage
     and parking of various farm vehicles and machinery. The extent of the
     hardstanding also suggests that it is designed to serve as an extension of the
     existing vehicular access to an adjoining field where livestock are grazed. It is
     constructed with a sub-surface of hardcore topped with road planings. The
     submitted layout plan indicates that a small additional area measuring 10m in
     length by 5m in width on the north side of the proposed hardstanding is still
     grassed. It is intended to surface this in the same materials as the rest of the
     hardstanding.

     The Design and Access Statement submitted with the application explains that
     the hardstanding was constructed primarily to reduce the amount of mud
     transferred from farm vehicles to adjacent roads in the village. The statement
     also explains that the total farm holding is 716 acres and by concentrating
     vehicle storage at the Ashbury Farm site this will help with the running of the
     enterprise and provide secure storage. There is only one other building on the
     entire holding (at Oxenton) which is isolated with poor access and the applicant
     does not consider it is suitable for machinery storage. The application contains
a detailed list of all the vehicles and machinery owned by the farm and explains
that the applicant does not rely on others for equipment, nor does he carry out
contracting work, so the amount of equipment is related to the needs of the
holding. The size of the proposed hardstanding is based on the current stock of
vehicles and equipment.

2.   Planning Policies

Worcestershire County Structure Plan
Relevant Policies are:

Policy CTC.1 (Landscape Character)
Policy CTC.3 (Cotswold Area of Outstanding Natural Beauty)
Policy CTC.5 (Trees, Woodlands and Hedgerows)
Policy CTC.8 (Flood Risk and Surface Water Drainage)
Policy CTC.19 (Areas and Features of Historic and Architectural Significance)
Policy CTC.20 (Conservation Areas)
Policy T.1 (Location of Development)

Wychavon District Local Plan June 2006
Relevant Policies are:

Policy GD2 (General Development Control)
Policy ENV1 (Landscape Character)
Policy ENV2 (Cotswold Area of Outstanding Natural Beauty)
Policy ENV8 (Protection of Hedgerows, Trees and Woodland)
Policy ENV12 (Conservation Areas)
Policy COM13 (Protection of Open Space etc in Towns and Villages)
Policy SUR2 (Landscaping Design)
Policy ECON7 (Agricultural Buildings, Structures and Associated Works)

West Midlands Regional Spatial Strategy
Relevant Policies are:

Policy QE3 (Creating a High Quality Built Environment for All)
Policy QE5 (Protection and Enhancement of the Historic Environment)

Government Policy

PPS1 - Delivering Sustainable Development
PPS4 - Planning for Sustainable Economic Growth
PPS7 - Sustainable Development in Rural Areas

Parish Plans

Kemerton Village Design Statement (2011)
3.   Planning History

     W/09/02350/AC - new access track (retrospective) - Approved

     W/10/01946/PN - development of a general purpose agricultural building -
     Approved

4.   Consultation Responses

     Parish Council:

     The PC objects to the development of Ashbury Farm, both in general and in
     relation to this planning application, for the reasons given in its letter to
     Wychavon District Council of 11 July 2011. (See below).

     Additionally, the PC believes that the Location Plan submitted with the
     application could be regarded as misleading, because its diagrammatic
     portrayal of trees on only a limited part of the area under consideration could be
     interpreted to mean that only this part is a Protected Open Space. In fact the
     areas described on the Location Plan as “orchard”, “proposed area”,
     “retrospective area”, “vegetable garden” and “nursery paddock” are also parts
     of the Protected Open Space.

     If, in spite of the opposition to this development, permission for it is granted, the
     PC hopes that it will be on condition that agricultural machinery is parked only
     in the area proposed for hard standing in the planning application, and not
     anywhere else in the orchard except when occasionally necessary for
     operational reasons.

     The Parish Council’s letter of 11 July 2011:

     The PC is seriously concerned about the work being undertaken by the tenants
     of Ashbury Farm on the land to the north of the farm buildings in the area
     known as Ashbury Orchard.

     This work constitutes development on a site which lies in a designated open
     space in the Kemerton Conservation Area and within the Cotswold AONB. It
     further industrialises the site and is not sympathetic to the character of the
     landscape. It harms its natural beauty and adversely impacts key views into
     and out of the local landscape.

     Specifically, the PC believes that the extension of hardstanding into the orchard
     to the north of the farm buildings contravenes the provisions of Local Plan
     policy ENV12 relating to developments affecting conservation areas. It also
     believes that the excavation of topsoil in the orchard in order to lay the new
     hardstanding represents development which requires consent, and that this has
     not been sought by the tenants.

     More generally, the PC is concerned by the steady intensification of use,
     machinery, and buildings at the farm site over recent years. It believes that the
     size and quantity of farming machinery normally parked on the orchard is
     inconsistent with a small farm located in the centre of a village. The extent of
this machinery demonstrates that the farm is being used as a hub for a much
larger enterprise and represents an over-development of the site. Frequent
movements of machinery from very early morning until late at night have a
major impact on older properties which lie a few metres from the newly
established roadway within the boundary of the farm. There are also concerns
about the increased risk of flooding due to the large areas of hardstanding
where tons of road scrapings have been deposited. Previous storage of bales
in this area has led to garden flooding and to the death of established trees.

For all these reasons, the PC believes that the extension of hardstanding into
the orchard should not be allowed to proceed and that, more generally, any
further development of the Farm in a manner which impacts adversely on the
AONB, the Conservation Area and the village environment should be
prevented.

County Highways:

No objection.

District Council Engineers:

Initial response:

There does not appear to be a dedicated Water Management Statement. The
Applicant should refer to the Council’s Water Management Supplementary
Planning Document. This gives further details regarding the disposal of surface
water and the consumption of potable water.

Subsequent response:

Confirms that the surface details of the hardstanding submitted by the agent
are acceptable.

Cotswolds Conservation Board:

Initial comment:

General Observation: The CCB will not be making any comments on the
planning application. This should be taken as a response neither objecting to
nor supporting the proposal.

Further comment:

Concern is expressed that the application is for an area of hardstanding in the
Conservation Area and within an open space which has specific protection in
the Wychavon Local Plan.

Whilst the proposal itself may have limited visual impact on the Cotswolds
AONB, the use of the hardstanding for the storage of a large number of
agricultural vehicles which appear to exceed that usually associated with an
agricultural enterprise of this scale could result in adverse impacts on
tranquillity in the area.
     The Board would wish the Council to be assured before granting consent that
     the area of hardstanding is justified given the scale of the agricultural
     operations being undertaken. The Board would be concerned if any further
     intrusions into the protected open space were to be proposed.

5.   Representations Received

     36 comments received, 26 of which object to the proposal and 10 of which
     support it.

6.   Representations Made

     Objections:

     General issues

     - the application is retrospective and the hardstanding is in place;
     - the enterprise is 716 acres, of which only 120 acres are in Kemerton Parish
     which seems completely unjustified - of the 596 acres of land elsewhere, 495
     acres are licensed and not owned or tenanted by the applicant;
     - the application states that for the past 10 years this area has been used for
     the storage of fodder/parking area for agricultural machinery used on the farm
     which is inaccurate;
     - the application states that much of the works entailed improvement to existing
     hardstanding but this was only a crude rubble surface/compacted topsoil;
     - while the applicant has stated he is not currently contracting, he has done in
     the past and may do so again;
     - the whole of the hardstanding should be included in the application;
     - the plan is misleading in that it indicates the hardstanding is neither in the
     orchard or the protected open space;
     - a new barn on site was allowed in 2010 for farm machinery storage and has
     never been used for this purpose;
     - the expansion of the farm is unsustainable;
     - it is believed more applications on the farm are to follow;
     - Asbury Farm is not the only working farm in the village and the other farm
     stores its vehicles better;
     - the site is only 12 meters from a graveyard which is opposite an area which
     has flooded;

     Highways matters

     - the use already generates large amounts of heavy farm traffic and mud in the
     heart of a residential village;
     - it is intended to use this area as an industrial vehicle park for an expanding
     enterprise, most of which lies outside the village/Parish and this contravenes
     agricultural permitted development rights which states that development must
     be reasonably necessary for the purposes of agriculture within the unit;
     - there are a large number of vehicle movements throughout the day;
     - the local roads have deteriorated through over-use;
     - the track has been extended into a protected area;
- the hardstanding may not be big enough to store all the vehicles and tractors
may still have to cross field land to pick up trailers etc and will then deposit mud
on public roads;
- the application states that there are no parking spaces but cars are regularly
parked on the site;

Drainage/flooding

- the surface is compacted and affects surface permeability/drainage despite
assurances in the application;
- localised flooding has been caused by the compacted surface and what is
stored on it;
- there does not seem to be any provision for drainage around any of the
hardstanding which could reduce flood risk;
- run-off from the site may contain oil;

Impact on landscape

- the hardstanding is detrimental to the protected open space/village
Conservation Area/Cotswold Area of Outstanding Natural Beauty/Cotswold
Area of Great Landscape Value;
- these designations should prevent a permanent parking area for farm
vehicles/machinery on the land;
- the site is highly visible and its appearance is spoiled by machinery/straw bale
storage;
- the site has lost its rural ambience;
- no trees have been replaced in the Orchard;

Impact on neighbours

- there is noise and light pollution from the site;
- the application needs secure parking and may also need security lighting on
the site;
- traffic is large and noisy and has to use the orchard as a turning space;
- the farm is becoming an industrial operation and not an agricultural one;
- the storage of wrapped silage on the site has led to a large increase in rats
which affect neighbours;
- the site is not compatible with neighbours;
- if consent is granted, there should be conditions imposed to require/control
siting of silage bales/road planings/vehicle movement restrictions/noise
attenuation measures/comprehensive drainage scheme;
- permission should not be granted until lighting cowls have been installed;
- large piles of silage bales/road planings have been left on the site and affect
the adjacent neighbour (Westholm);

Supporting comments:

General issues

- it is permissible to park agricultural machinery/equipment/store forage on
agricultural land and has been used for a number of years for this purpose;
     - advice suggested that the proposed work was permitted development - only
     following opposition to the works were they stopped and it was deemed
     necessary to seek retrospective planning consent;
     - the applicants are first class farmers both in respect of the care and attention
     they provide for their livestock and the works carried out to maintain and
     improve Ashbury Farm;
     - the applicants do no contract work or any kind of machinery sales from the
     site;
     - all this development achieves is to move some machinery used over winter
     onto a hard surface to reduce mud on the roads;
     - the site chosen was previously used to store silage and had a hardcore track
     leading to it;
     - the farm is neither 'industrialised' or excessive in its range of
     machinery/buildings used to operate the unit;
     - people seem to enjoy the products produced by farms and the countryside
     they maintain but not the activity associated with their output;
     - there has been considerable capital investment in the farm;

     Visual impact

     - the applicant accepts that this village centre site creates a conflict of interests
     between their farming activities and residents' perception of the orchard's visual
     appearance;
     - the applicant intends to reseed damaged surface areas in the orchard/re-align
     the dividing fencing to enhance the open feel of the area;
     - find it hard to understand the argument that the work does not improve the
     area;

     Need

     - this is the only sufficiently large/secure site on the holding - others have been
     used, resulting in incidents of vandalism/theft;
     - movement of machinery has damaged surface of the orchard/brought mud
     into the farm yards/on to the public highway with many complaints;
     - a porous hardcore surface was laid on a smaller, less conspicuous site on the
     edge of the orchard to address these issues;
     - the farm must expand/modernise to stay viable;
     - this site is the only position on the holding accepted for insurance cover
     against theft and loss;

     Drainage/flooding

     - the hardstanding surface (road planings) is used commonly on farms and is
     highly porous/hard waring/stable and will not cause flood problems;

7.   OFFICER APPRAISAL

     The main issues to be considered in the determination of this application are:

     - the principle of the development;
     - visual impact/impact on the Cotswold Area of Outstanding natural
     Beauty/impact on the village Conservation Area;
- impact on neighbouring properties;
- surface water drainage; and
- other issues.

Policy and Principle of Development:

The Ashbury Farm site is in a sensitive location in the centre of Kemerton. The
land the subject of the application is also within the Cotswold Area of
Outstanding Natural Beauty and Cotswold Area of Great Landscape Value, as
well as the village Conservation Area. It is also within a protected open space
area designated under Policy COM13 of the adopted Wychavon District Local
Plan. Special attention should, therefore, be paid to this site in consideration of
the land use and retention of local landscape character.

As noted above, the proposal consists of the improvement and extension of a
hardstanding. Officers understand that there have been recent site works
consisting of the laying of road planings, with some land excavation and
advised the applicant that planning permission for these was required. The area
within which the hardstanding is located has been fenced off from the rest of
the land with low post and rail/wire fencing. This area is currently used for the
storage of various agricultural vehicles and machinery. It is understood that all
these are used for agricultural purposes. The extent of the hardstanding is less
than the current total area used for the parking and storage activity, the idea
being to group vehicles and machinery together in a corner of the orchard so as
to maintain its open character as far as is possible.

In considering the suitability of the site for these purposes, it is useful to first
consider what the land could be used for without the need for planning
permission. In this regard agricultural vehicles and machinery could be placed
on the land without a hardstanding with no requirement for planning permission
since this would not constitute a material change of use of the land.

In addition, Policy ECON7 (Agricultural Buildings, Structures and Associated
Works) of the adopted Wychavon District Local Plan advises that development
for agricultural purposes will be permitted subject to the following criteria:

a) it is necessary and designed for these purposes

The applicant, as well as some of those who have commented on the
application, have pointed out that the hard surfacing works have been carried
out following the receipt of numerous complaints concerning the deposition of
mud from farm vehicles based at the site on to adjacent roads. Given the
amount of vehicles/machinery and soft nature of the ground, it is clear that it
would be quickly churned up and damaged by them unless protected by some
form of harder surface covering. The applicant has also explained that this site
is the only one suitable on the farm holding for the storage of vehicles and
machinery and that there has been theft and vandalism of equipment left
elsewhere. In these circumstances and taking into account the permitted
development rights that exist to park vehicles, Officers advise that there is a
good case for arguing that the hardstanding is required.
b) it makes acceptable arrangements for the storage/disposal of waste

The hardstanding would not generate waste. Some neighbours have
commented that silage/straw bales, as well as road planings, have been stored
on the site, although these materials are not regarded as waste in the way
meant in this context by the policy.

c) any new buildings or structures are sited close to existing farm or forestry
buildings, unless the functional need for a more isolated site can be clearly
demonstrated

The hardstanding is located close to the main group of buildings on the farm
holding, primarily for security and operational reasons. In this case, the
applicant does not want a more isolated site.

The site is partly designated as Protected Open Space and covered by adopted
Local Plan Policy COM13 (Protection of Open Space etc in Towns and
Villages). This states that development proposals that would result in the loss
of, or would adversely affect the character of, open space will only be permitted
if certain criteria are satisfied. These are aimed principally at built development,
rather than ground level development such as a hardstanding. The main issue
the policy raises is whether a proposal adversely affects a space's character.
Given the fall back position to use the land and possibly damage it for parking
vehicles, Officers advise that it would be difficult to argue that, in itself, the
hardstanding does this.

It should also be noted that this farm is one of the last operational farms in this
area. According to the submitted information, these proposals relate to the
need for making a continued agricultural use viable and the Government is
currently advising that the planning system should support wherever possible
proposals which contribute towards economic development.

In these circumstances, notwithstanding the various landscaping and policy
designations applying to the land and area generally and the concerns raised
with respect to the nature and scale of the activity, your Officers advise that it
would be very difficult to argue the proposal is unacceptable in principle.
Officers suggest that the main issue in this case is not the principle of what is
proposed, but the extent of the hardstanding, the suitability of the chosen
materials and any issues which arise from the use of them such as their
appearance and ability to drain surface water effectively.

Visual impact/impact on the Cotswold AONB/Conservation Area:

As noted above, the site is within a sensitive landscape area. The proposal
concerns an alteration to the surfacing of the ground, along with some minor
earthworks within an existing village. The wider visual and landscape impact of
such works is, therefore, limited and it would be difficult to justifiably refuse the
application on this basis.

The road planings used to finish the surface off are generally grey in colour and
this will be further affected by mud from vehicles. There is no particular concern
about the appearance of the surface, although Officers recommend that if
Members are minded to approve the application a condition be imposed
requiring the submission and approval of a sample of the surface layer of the
hardstanding. This condition is also considered to be required to ensure the
hardstanding is permeable (see Surface Water Drainage section below).

The aspect of the site's use which has far greater visual impact, but which does
not require planning permission, is the storage of farm vehicles and machinery
on the land. Officers advise that the impact of the storage can be lessened by
the retention of existing orchard trees on the site and the provision of native
species hedge planting on the periphery of the hardstanding, as well as
reinstatement of the orchard area by new planting of fruit trees within protective
crates/fencing in consideration of grazing animals.

In addition, your Officers advise that although grassed areas and trees should
wherever possible be retained, since no buildings are proposed, the
hardstanding would not have a detrimental impact on the character and
appearance of the village Conservation Area.

In these circumstances, Officers consider that the proposal is acceptable
subject to the requirement for a landscape scheme to soften the appearance of
the site with parked vehicles.

The Kemerton Village Design Statement which was adopted as a local
information source by the Council (March 2011) describes the site as a
traditional farmed orchard and as an open space with no access which is
visually prominent from public areas. It also reiterates that the primary purpose
of AONB designation is to conserve and enhance the natural beauty of the
UK's most outstanding landscapes and goes on to say that the local authority
has a duty to draw up proposals for the preservation and enhancement of
Conservation Areas. These comments are noted, although Officers do not
consider that they affect the conclusions reached above with respect to the
acceptability of the proposal.

Impact on neighbouring properties:

The numerous concerns of neighbours to the site, should be noted. Some of
the issues raised cannot be controlled since they relate to the way the farming
enterprise is run and do not require planning permission. Since the site is close
to several neighbouring properties, its day to day operation has the potential to
cause significant nuisance to residents.

In summary, Officers advise that with regard to the proposed hardstanding the
following matters can be subject to planning conditions:

- site landscaping as discussed above;
- construction and surfacing of the hardstanding and the working hours to carry
out the construction of it;
- site drainage; and
- site lighting.

On the other hand, Officers advise that the following matters cannot be
legitimately controlled by planning conditions:
- the storage of materials, vehicles and machinery to be used for agricultural
purposes, either on the hardstanding or elsewhere on the farm;
- the hours of use of the hardstanding; and
- noise attenuation to address concerns relating to engine noise from vehicles
using the hardstanding.

Whilst the concerns of neighbours are noted, your Officers consider that there
is insufficient justification to refuse permission on amenity grounds. The report
recommendation to Members takes the above into account and appropriate
conditions are suggested in order to mitigate the impact of the proposal as far
as is possible. It should be noted that the management of the farm will have
potentially much greater impact on neighbours than the proposed hardstanding
itself.

Noise nuisance, which appears to be a particular complaint by residents about
the operation of the site generally, can under certain circumstances be
addressed by other, non-planning, legislation.

Highways matters:

The site is served by two vehicular accesses, one from Wing Lane and another,
recently constructed, access from Castle Hill. This recent access is the subject
of a planning permission granted in 2010 (reference W09/02350/AC). The new
access is used for the majority of traffic movements on the site and connects to
an older access within the farm which leads to the proposed hardstanding. No
change to this arrangement is proposed. It is noted that the main purpose of the
proposed hardstanding is to provide an area for the storage and parking of
various items of bulky farm machinery.

Worcestershire Highways has not raised an objection to the proposal, indicating
that it considers the proposed parking and turning arrangements within the site
to be satisfactory. In these circumstances, Officers advise that they have no
objection to these aspects of the proposal. The provision of the hardstanding
will help to ensure that the ground provides a firmer, less muddy surface for the
parking and turning of vehicles and makes the day to day operation of the farm
easier. Based on the comments received from the public, there appears to be
less mud being deposited from the site on to adjoining roads which was
previously the source of complaints from village residents.

Surface water drainage:

After receipt of the initial response from the Council's Drainage Engineer, the
applicant replied that it is clearly stated in the Council's own Water
Management Advisory Leaflet that all planning applications that result in waste
or surface water to be drained are to be accompanied by a Water Management
Statement (WMS). However, the proposed hardstanding is constructed with a
sub-surface of hardcore topped with road planings, both of which are
considered to provide a porous surface. The applicant concluded that since the
surface is not sealed and no additional drainage is required, a WMS was not
thought to be required.
     The Drainage Engineer has subsequently confirmed that the surface details of
     the hardstanding submitted by the agent are acceptable.
     Whilst these comments are noted, Officers advise that given the size of the
     hardstanding and its proximity to neighbouring properties, if Members are
     minded to approve the application, it is appropriate to impose a condition
     requiring the submission of full construction details of the hardstanding,
     including the depth of top soil excavated (if any), the depth of the hardstanding
     and samples of the materials used. This will help to assess whether the
     ground/hardstanding together are permeable and are likely to remain so.

     Other Issues:

     Neighbours to the site raise a number of other issues including the fact that the
     application is partly retrospective, the holding is substantial and most of it lies
     outside of Kemerton village and Parish, the noisy use of a recently constructed
     barn elsewhere on the farm site, the possibility of other applications on the
     farm, and the possible use of a caravan on the farm.

     Whilst these concerns are noted, your Officers advise that they are not relevant
     to the determination of the current proposal. Planning consent would be
     required if it can be established that there has been a material change of use of
     the site, although Officers currently have no evidence of this.

     Conclusion:

     In determining this application, Officers advise Members that it is important to
     consider that the storage of materials, vehicles and machinery on the land for
     agricultural purposes is permitted development and does not require planning
     consent. If the application is refused this is the applicant's fall back position and
     it appears that when there was less hard surfacing of the site, the operation of
     the farm created a nuisance from its vehicles depositing mud on local roads
     around the village.

     Whilst Officers note the many comments and objections received, it is advised
     that none of these are considered to be grounds upon which to refuse planning
     consent. If consent is granted, the impact of the hardstanding can be mitigated
     to a certain extent by the imposition of the recommended conditions. As noted
     in the report above, the management of the farm will have potentially much
     greater impact on neighbours than the proposed hardstanding itself.


8.   RECOMMENDATION              Approval
Z001   Within one month of the date of this consent, full details of the construction
       of the hardstanding, including the depth of top soil excavated (if any), the
       depth of the hardstanding and samples of the materials used, shall be
       submitted to the Local Planning Authority. The hardstanding shall be
       constructed in accordance with the details so approved and shall be
       retained in that form, unless agreed otherwise in writing by the Local
       Planning Authority.

       Reason - In order to define the consent hereby granted and to ensure that
       the surface is permeable so that surface water can be disposed of
       effectively from the site.

Z002   No lighting shall be erected in association with the hardstanding hereby
       approved.

       Reason - To preserve the amenities of the locality.

M010   Demolition, clearance or construction work and deliveries to and from the
       site in connection with the development hereby approved shall only take
       place between the hours of 08.00 and 18.00 Monday to Friday and 08.00
       and 13.00 on a Saturday. There shall be no demolition, clearance or
       construction work or deliveries to and from the site on Sundays or Bank
       Holidays.

       Reason - To preserve the amenities of the locality.

Z003   Within one month of the date of this consent, full details of soft landscaping
       works shall be submitted to and approved in writing by the Local Planning
       Authority. The details submitted must include:

       i) a plan(s) showing details of all existing trees and hedges on the
       application site. The plan should include, for each tree/hedge, the accurate
       position, canopy spread and species, together with an indication of any
       proposals for felling/pruning and any proposed changes in ground level, or
       other works to be carried out, within the canopy spread.
       ii) a plan(s) showing the layout of proposed tree, hedge and shrub planting
       and grass areas.
       iii) a schedule of proposed planting - indicating species, sizes at time of
       planting and numbers/densities of plants.
       iv) a written specification outlining cultivation and other operations
       associated with plant and grass establishment.
       v) a schedule of maintenance, including watering and the control of
       competitive weed growth, for a minimum period of five years from first
       planting.

       All planting and seeding/turfing shall be carried out in accordance with the
       approved details in the first planting and seeding/turfing seasons following
       the grant of this consent.
         Any trees or plants which, within a period of five years from the completion
         of the planting, die, are removed or become seriously damaged or diseased
         shall be replaced in the next planting season with others of similar size and
         species, unless otherwise agreed in writing by the Local Planning Authority.

         Reason - To protect and enhance the visual amenities of the area and to
         ensure the satisfactory development of the site in accordance with Policies
         GD2, ENV1, ENV12, SUR2 and ENV8 of the Wychavon District Local Plan
         (June 2006).

Z004     The hardstanding hereby approved shall only be used for the parking of
         agricultural vehicles, equipment, materials and produce.

         Reason - In order to define the consent hereby granted and to preserve the
         amenities of the locality.

Notes

In the consideration of this application, the Council has had regard to the following
policies:-

       Wychavon District Local Plan (adopted June 2006)

       Policy GD2 (General Development Control – includes general criteria used for
       the assessment of all proposals)
       Policy ENV1 (Landscape Character – includes criteria relating to impact on the
       landscape for the assessment of all proposals)
       Policy ENV2 (Cotswold Area of Outstanding Natural Beauty – development
       that would harm the natural beauty of the landscape will not be permitted)
       Policy ENV8 (Protection of Hedgerows, Trees and Woodland - states that
       development proposals will not be permitted where they would have an
       adverse impact on hedgerows, trees or woodland, their setting or wider habitat
       where such features are considered to be important for their visual, historic or
       ecological value of the area)
       Policy ENV12 (Conservation Areas – requires that proposals should preserve
       or enhance the character or appearance of conservation areas and includes
       criteria for their assessment)
       Policy COM13 (Protection of Open Space and Sport and Recreational
       Buildings and Land in Towns and Villages - states that development proposals
       that would result in the loss of, or would adversely affect the character of, open
       space will only be permitted if certain criteria are satisfied)
       Policy SUR2 (Landscaping Design - states that in appropriate cases
       development proposal should be accompanied by an assessment of their
       landsape impact and incorporate an appropriate landscape scheme)
       Policy ECON7 (Agricultural Buildings, Structures and Associated Works -
       includes general criteria used for the assessment of all proposals)
     Worcestershire County Structure Plan (adopted June 2001)

     Policy CTC.1 (Landscape Character - includes criteria relating to impact on the
     landscape for the assessment of all proposals)
     Policy CTC3 (Cotswold Area of Outstanding Natural Beauty – states that within
     the AONB priority will be given to the conservation and protection of the
     landscape and its key characteristics)
     Policy CTC.5 (Trees, Woodlands and Hedgerows - states that existing trees,
     woodland sand hedgerows of nature conservation, amenity or landscape value
     should be retained/managed)
     Policy CTC.8 (Flood Risk and Surface Water Drainage - states that
     development will not normally be allowed where, amongst others, it will
     increase the risk of flooding or cause new flooding problems at the site or
     elsewhere)
     Policy CTC.19 (Areas and Features of Historic and Architectural Significance –
     requires that development proposals should not adversely affect listed
     buildings/Conservation Areas and their settings)
     Policy CTC.20 (Conservation Areas – states that special attention will be given
     to the desirability of preserving or enhancing the character of conservation
     areas and that proposals for demolition within conservation areas should be
     accompanied by proposals for the redevelopment of the site which will
     integrate with/enhance the character of the area)
     Policy T.1 (Location of Development – requires that development proposals
     should be capable of accommodation safely on the road system)

     West Midlands Spatial Strategy (adopted June 2004)

     Policy QE3 (Creating a High Quality Built Environment for All – promotes the
     creation of high quality built environments)
     Policy QE5 (Protection and Enhancement of the Historic Environment –
     promotes the protection, conservation and enhancement of, amongst others,
     the region’s conservation areas)

The Council finds that the proposed development:-

   is an appropriate form of development in this location for which there is a
    genuine agricultural need; and
   will not harm the character or appearance of the Conservation Area, or conflict
    with the purposes of designating part of the site as a protected open space; and
   would not have an adverse impact on the amenities of other residences, or on
    the operation of the surrounding highway network, or on the disposal of surface
    water from the site to justify refusal of planning permission; and
   will have no significant impact on the Cotswold Area of Outstanding Natural
    Beauty; and
   complies with all the relevant planning policies referred to above and that there
    are no justifiable reasons to refuse planning permission.


Drawing no/s:

1:500 scale Location Plan; 1:1250 scale Existing Site Plan; 1:1250 scale Proposed
Site Plan

								
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