Erection of a new dwelling for an essential farm worker together with an agricultural shed and vehicular access.
LOCAL MEMBER: Councillor Menna Baines
Minutes:
Erection
of a new dwelling for an essential
agricultural worker together with an
agricultural building and vehicular access.
(a)
The
Senior Development Control Officer
elaborated on the background of the application, and noted that
the application site was in open countryside
outside any development boundary and the proposal was to erect a three bedroom
bungalow and an agricultural shed and to modify
the existing agricultural access off the unclassified road that passed the site.
Reference was made to the relevant planning policies within the report and it was noted that additional
information had been received from the Land Drainage Unit and noted on
the additional observations
form.
Regarding the principle of the development, it was noted that new houses
in rural sites would only
be approved under very special circumstances,
i.e. when the dwelling was required as a home for a full-time
worker mainly employed in agriculture,
forestry or other rural land-based industry.
Attention was drawn to the requirements
of Technical Advice Note 6 and policy
CH9 of the Unitary Development
Plan that require information relating to the following:
·
The
Functional Test
·
The
Time Test
·
The
Financial Test
·
The
Alternative Dwelling Test
and it was recognised that the development met with the above requirements.
In terms of design and visual amenities,
it was considered that the
plan for the house was fairly small and
unobtrusive. On the whole, it was considered that the design of the house and shed were
quite inconspicuous and reflect the expected design of such buildings in the Welsh countryside. Although it was accepted that it was a fairly prominent location and the new development would be visible from nearby public
areas, it was considered that the site was not within a designated landscape and the development would be typical of this area.
Despite
the objections of the residents
of Tyddyn Hir, namely the house
nearest to the site, because of the distance between the site and the fact that
there were mature hedgerows between these sites,
it was considered that the proposal would not cause direct unacceptable
harm to the amenities of
the residents of Tyddyn Hir.
It
was noted that the road serving the site was quite narrow. However, although the proposal was likely to give rise to the need for agricultural vehicle movements in relation to the activities on site,
it was not anticipated that
these would be any worse than the expected level of traffic with regards
to the agricultural business
should the land be farmed by an owner
living outside of Waen Wen. It was confirmed that the Transportation Unit had expressed its satisfaction
with the plan.
Following an assessment of all the relevant planning considerations, including matters raised by objectors, it was considered that the development was suitable for the site and it was recommended to approve the application subject to the conditions noted in the report together
with the Land Drainage Unit condition.
(b) Taking advantage of the right to speak, an objector noted
the following main points:
• Of the opinion that the statement in paragraph 5.3 of the planning officer's report was fundamentally flawed
• That the proposed guidance of the Joint Development Plan that had not
thus far been adopted, continued to refer to TAN6 guidance for developments
in rural communities
• That the application failed both tests
outlined by TAN6;
1.
Functional Test - the application was
for a large agricultural building together with a rural enterprise dwelling on the basis that there
was a functional need. The site comprised a mere 6 hectares of non adjacent land
from a farming enterprise of 97 hectares of land which represented
less than 6% of the business
area. The agricultural appraisal referred to ownership control of 500 head of cattle. The proposed shed had a capacity for 40 head of cattle representing less than 8% of the livestock. On this basis
we contend that the site is not capable of meeting the functional need indicated as the 6 hectares plays an insignificant part in the business. The proposed use of the shed would increase a rise in animal
haulage traffic, the delivery of large quantities of supplies needed for the whole farming enterprise
to this small site by HGV's will
create a significant need for onward
transport to other sites and therefore
creating a distribution centre by stealth. We believe that the 105 degree angle for the junction
at Pentir to Caerhun road with
its 20 ft road width is inadequate
for HGVs without significant damage to the road and verge, and
the tarmac along the approach
road in places
is inadequate for frequent heavy agricultural usage.
2.
Alternative dwelling - A current Right Move property
survey identified two three-bedroom properties in the area for
sale above £185k. Following TAN 6 guidance an extended
search of a further three mile radius
identified 116 properties
at below £150k.
On this basis we contend that the application fails under the alternative dwelling test.
3.
We oppose
the application since the site is unsustainable and should be refused.
(c)
Taking advantage of the right to speak, the Applicant noted the following main points:-
·
That he was a tenant of a farm that was not far from the application site and the field
was in his occupation and he used
the land with the land of Pen Hower and other fields
for farming
·
That he had started farming from nothing and
had farmed for many years and
farming had always been in his blood.
·
That he, his wife and two
little girls did not have a home and
they lived in a caravan that
was far from ideal, they
had lived there for three years
and the application submitted was for an agricultural home.
·
That they could not buy nearby
houses as their prices were excessive
and beyond their ability
·
That the nature of agriculture meant that it was necessary to live as close as possible to the farm
·
Whilst he accepted that neighbours
had objected for various reasons the planning department had responded to the objections
·
He
was a native of the area and one of the few that farmed
locally as land had been sold or let
for rent.
·
That farming was important for the welfare of the area and certainly to maintain the Welshness of rural Wales.
(d) It was noted that the Local Member supported the application.
(dd) It was proposed and seconded to approve the application.
Resolved: To approve the application subject to the following conditions:
Conditions
1. Five
years
2. Only
an agricultural worker to reside in the house
3. Work to be in accordance with the plans
4. Materials / Slates on the roof
of the house
5. Removal of general permitted rights
6. Agricultural
use only for the shed
7. The
shed must be erected before the house
8. Surface
water to be disposed in accordance with the requirements of TAN 15 and
pollution management
9. Archaeological
mitigation work programme conditions
Notes
Note by Natural Resources Wales highlighting the
relevant regulations with regards to dealing with foul water and pollution
management.
Supporting documents: