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The former agricultural buildings are in a very isolated position

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					SITE AND ITS SURROUNDINGS
The application relates to a redundant agricultural building that forms one of a small group of former
agricultural buildings at Lyvers Farm. Other buildings in the complex are used for the manufacture of
polishing components, the storage of classic car components, classic cars and gearboxes, and others
appear to be vacant.
The former agricultural buildings are in a very isolated position surrounded by agricultural
land They and the former farm house some 180metres to the east are accessed by a single
width unmade private track off the Grimstead Road.

THE PROPOSAL
It is full application to change the use of the one of the agricultural buildings to a mixed business and
residential use in association with the existing light industrial use

RELEVANT HISTORY
79/154 Alterations to existing building to form additional living accommodation, porch and
       carport.                A       14/03/79
98/567 C of U from farm building to light industrial (retrospective)       AC
98/1581 C of U of disused poultry houses for storage (retrospective application) AC
01/0586 Alterations and extensions                                    AC
02/0788 Occupation of the dwelling house other than in compliance with condition no.1 of
          planning approval ref. 7949/12744 & 5810/9444.              APP
03/1895 Continued change of use of disused poultry houses for storage of gear boxes
          classic cars & classic car components                       AC
04/0099 Change of use of redundant agricultural building to business (workshop and store)
          with associated residential unit                            R
04/1154 Change of use of redundant agricultural building to business       AC
05/2510 Create ménage and C of U of land for equestrian purposes           AC


CONSULTATION RESPONSES

Highway Authority                Objection to proposed residential use: existing access point onto C331
                                 considered substandard for increased use by proposed residential
                                 development. Insufficient visibility for emerging vehicles, and increase
                                 in usage would present a serious hazard to safety of traffic on a bus
                                 route.
Forward Planning                 Object. The proposal is in conflict with PPS3, PPS7, C2 and G1, and
                                 concerns regarding compliance with G2 and C22.
Wilshire Fire and Rescue Services comments relating to need to ensure adequate access
                                 for purposes of fire fighting, for necessary and appropriate
                                 fire safety measures and to encourage the provision of
                                 domestic sprinklers.
Wessex Water                     Not in a Wessex sewered area. Water main in the vicinity of
                                 development and developer will need to agree point of connection with
                                 Wessex Water, prior to commencement on site
Southern Water                   no comment.
Environment Agency               No Objection, but informatives regarding water efficiency,
                                 contamination, pollution prevention, sustainable construction
                                 measures and foul water drainage recommended.
Wiltshire & Swindon Biological Records Centre        Have no records of any protected species
                                 (particularly bat or barn owls) at this site however, a protected species
                                 survey is strongly recommended to help determine the application
Natural England                  Based on the information in the bat and barn owl survey. No
                                 objections, however this not absolve the applicant from compliance
                                 with the various acts protecting wildlife and a suitable informatives
                                 should be added to any permissions
Environmental Health             The residential element should be ancillary to the business use

REPRESENTATIONS
Advertisement                No
Site Notice displayed        Yes expiry date 15/03/07
Departure                    No
Third Party notification     Yes expiry date 7/03/07
Third Party response         None received
Parish Council response      Object. Almost identical to S/04/0099 which was refused. The
PC is against residential development in the open countryside and this is outside the
development boundary for East Grimstead recommend refusal.

MAIN ISSUES
Principle
Highway Safety

POLICY CONTEXT
C2, C6, C22, G1, G2, G5, H23, R2 and TR11 Replacement Salisbury District Local Plan
PPS3, PPS7

MAIN PLANNING ISSUES
Principle
The site lies in the open countryside beyond the Housing Restraint Area of East Grimstead, in
the Special Landscape Area. Full planning permission is sought to change the use of part of a
redundant agricultural building to a residential use in association with the existing business,
(Moleroda). The remainder of the agricultural building has planning permission (granted in
July 2004 and as yet to be implemented) to be converted to a workshop/staffroom drying
room and store in connection with Moleroda. An adjacent building is currently occupied by the
existing business

The application site is in the open countryside well outside of any settlement and any Housing Policy
Boundary or Housing Restraint Area. Policy C22 says that Development in the countryside will be
strictly limited and will not be permitted unless it would benefit the local economy and maintain or
enhance the environment. Whereas the existing usage of the building for employment use accords
with this principle, the creation of a new residential unit in the open countryside unrelated to a
settlement and without special justification does not do so.
Policy C22 of the Local Plan allows for the change of use of buildings in the open countryside to
alternative uses, subject to certain criteria. In this case there are concerns in particular over criteria (ii)
and (iii), in terms of whether the building can be adapted appropriately to use as residential, given the
nature of the building for agricultural use. The applicant has not submitted a structural survey in
support of his application, instead relying on the approval for the conversion of the other part of the
building to a workshop, staffroom, drying room and store in connection with Moleroda. This earlier
application was supported by evidence as to the state of the building and its viability for conversion to
a business use. At that time it was considered that it would be possible for the conversion of the
building to take place in accordance with Policy C22. However, this conversion has not taken place
and a full structural survey of the existing building has not been provided, to substantiate this proposal.

Relevant Planning Decisions
The applicant refers to two previous applications as being relevant and pertinent to this
application. However, both relate to the 1996 Salisbury District Local Plan Local Plan and to
earlier government guidance. The application on Bugmore Lane (S/99/0007), was refused
planning permission for a mixed residential/business use, by SDC, however, on appeal the
inspector noted the overall policy to support mixed use development and formation of rural
business and allowed the appeal. In that case, the appellant had produced a structural
survey, demonstratedthat the basic structure was sound and capable of conversion without
significant rebuilding. In the Holme Farm case, (S/01/0028) the building was also considered
by SDC to be “capable of use with minimal adaptation. Howe”

Recent Government Guidance
More significant are the issues, which emerge from the two separate Planning Policy Statements
PPS3 (paragraph 3) requires that the delivery of housing in rural areas should contribute to the
creation and maintenance of sustainable rural communities in market towns and villages. At paragraph
36 it requires “suitable locations which offer a range of community facilities and with good access to
jobs, key services and infrastructure”. The proposals do not accord with this principle.
PPS7 (paragraph 17) supports re-use of appropriately located and suitably constructed existing
buildings in the countryside. However, this is subject to proposals meeting sustainable development
objectives, which as noted above are questionable in this case. The text also states that re-use for
economic development purposes is “usually preferable”.

The applicant’s justification for the conversion of the remainder of the building, currently with approval
for storage and in use for the storage of gear boxes, to residential appears to be based primarily on
the need to secure tenure of the premises. This clearly falls short of the circumstances outlined in
Annex A to PPS 7 where this is acceptable: [emphasis added]

        1. […] isolated new houses in the countryside require special justification for planning
        permission to be granted. One of the few circumstances in which isolated residential
        development may be justified is when accommodation is required to enable
        agricultural, forestry and certain other full-time workers to live at, or in the immediate
        vicinity of, their place of work. It will often be as convenient and more sustainable for
        such workers to live in nearby towns or villages, or suitable existing dwellings, so
        avoiding new and potentially intrusive development in the countryside. However,
        there will be some cases where the nature and demands of the work concerned make
        it essential for one or more people engaged in the enterprise to live at, or very close
        to, the site of their work. Whether this is essential in any particular case will depend
        on the needs of the enterprise concerned and not on the personal preferences or
        circumstances.

        2. […] It will also be important to establish that the needs of the intended enterprise
        require one or more of the people engaged in it to live nearby.

In summary although the proposals may be desirable and expedient for the applicants, it has not been
demonstrated that the business itself requires on-site accommodation such that the special
justification has been met.


Highway Issues
The Highway Authority have raised an objection to the application for the following reason:
The existing access point onto the C331, Grimstead Road, is considered to be substandard for
increased use by the proposed residential development, where three properties and a farm business
currently exist. Vehicles emerging from the access have insufficient visbility in both directions and any
increase in usage of the access could present a serious hazard to the safety of vehicular traffic on a bus
route.

Public Open Space
A contribution for recreational facilities would be required for the new dwellings as stated in
the above policy.)

Protected Species
Supporting evidence from a qualified expert has been submitted showing that there is no
evidence of any protected species using the buildings.

RECOMMENDATION: REFUSE

				
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Description: The former agricultural buildings are in a very isolated position