Agenda item

(Director of Governance) To consider the attached report for an Outline application for the erection of 12 x 1 bedroom accommodation units in two blocks for occupation by horticultural workers (DEV-001-2016/17).

The Assistant Director of Governance (Development Management) presented a report for an outline application for the erection of 12 x 1-bedroom accommodation units in two blocks for occupation by horticultural workers. The application was before the Committee as it was contrary to the Development Plan and was recommended for approval by Area Planning Sub-Committee West at its meeting on 13 April 2016.

The Assistant Director stated that the application site was located just off Pecks Hill, to the south east of Shottentons Farm, and within the relatively rural area of Nazeing. There was a large number of glasshouses to the north and a farm complex to the south; the site itself was an open field which had not been previously been developed. The proposal was to provide accommodation units for occupation by horticultural workers on the nearby nursery.

The Assistant Director reported that, although the recommendation of Officers had been to refuse the application, Members of Area Planning Sub-Committee West had considered that the need for such accommodation in Nazeing for horticultural workers constituted very special circumstances to outweigh the planning harm to the Green Belt that might result from the development. Members also felt that the land drainage issue identified as a reason for refusal by Officers could be overcome by planning conditions. However, Officers still considered that the Applicant had failed to demonstrate an essential need for new horticultural units to be located on a previously undeveloped site within the Green Belt.

The Committee noted that Nazeing Parish Council had offered no objection to the proposal, provided there was a condition imposed that the accommodation was reserved for nursery workers only. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

Members of the Committee had sympathy for the provision of housing for key workers, and felt that only annual tenancies should be offered for the accommodation. There was some concern that this land would now become a brownfield site. In response to questions from the Committee,  the Applicant’s Agent confirmed that no children would be permitted to live in the units. The Assistant Director added that condition 3 – limiting the accommodation to persons working in the locality in agriculture or forestry - was not uncommon for farm workers’ accommodation units in the Metropolitan Green Belt. It was accepted that the condition could be difficult to enforce, although it was very unlikely that these units would become private housing in the future. It was suggested that condition 3 should be linked specifically to workers on Shottentons Farm, and this was agreed.

Decision:

(1)        That planning application EPF/0152/16 at Shottentons Farm in Pecks Lane, Nazeing be granted permission, subject to the following conditions:

1.         The development hereby permitted shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters as defined in condition 2 below, whichever is the later.

2.         (a)        Details of the reserved matters set out below ("the reserved matters") shall be submitted to the Local Planning Authority for approval within three years from the date of this permission:

                                    (i)         Landscaping;

            (b)        The reserved matters shall be carried out as approved.

            (c)        Approval of all reserved matters shall be obtained from the Local Planning Authority in writing before any development is commenced.

3.         Each occupation of the accommodation units hereby approved shall be limited to one person solely or mainly working at Shottentons Farm in agriculture or in forestry.

4.         No construction works above ground level shall take place until documentary and photographic details of the types and colours of the external finishes have been submitted to and approved by the Local Planning Authority in writing. The development shall be implemented in accordance with such approved details.

5.         A flood risk assessment and management and maintenance plan shall be submitted to and approved by the Local Planning Authority prior to commencement of development. The assessment shall include calculations of increased run-off and associated volume of storm detention using WinDes or other similar best practice tool. The approved measures shall be carried out prior to the substantial completion of the development and shall be adequately maintained in accordance with the management and maintenance plan.

6.         No development shall take place until details of foul and surface water disposal have been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such agreed details.

7.         No development shall take place, including site clearance or other preparatory work, until full details of both hard and soft landscape works (including tree planting) and implementation programme (linked to the development schedule) have been submitted to and approved in writing by the Local Planning Authority. These works shall be carried out as approved. The hard landscaping details shall include, as appropriate, and in addition to details of existing features to be retained: proposed finished levels or contours; means of enclosure; car parking layouts; other minor artefacts and structures, including signs and lighting, and functional services above and below ground. The details of soft landscape works shall include plans for planting or establishment by any means and full written specifications and schedules of plants, including species, plant sizes and proposednumbers /densities where appropriate. If within a period of five years from the date of the planting or establishment of any tree, or shrub or plant, that tree, shrub, or plant or any replacement is removed, uprooted or destroyed or dies or becomes seriously damaged or defective another tree or shrub, or plant of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variation.

8.         No development, including works of demolition or site clearance, shall take place until a Tree Protection Plan Arboricultural Method Statement and site monitoring schedule in accordance with BS:5837:2012 (Trees in relation to design, demolition and construction - recommendations) has been submitted to the Local Planning Authority and approved in writing. The development shall be carried out only in accordance with the approved documents unless the Local Planning Authority gives its written consent to any variation.

9.         No development shall take place until wheel washing or other cleaning facilities for vehicles leaving the site during construction works have been installed in accordance with details which shall be submitted to and agreed in writing by the Local Planning Authority. The approved installed cleaning facilities shall be used to clean vehicles immediately before leaving the site.

10.       All construction/demolition works and ancillary operations, including vehicle movement on site which are audible at the boundary of noise sensitive premises, shall only take place between the hours of 07.30 to 18.30 Monday to Friday and 08.00 to 13.00 hours on Saturday, and at no time during Sundays and Public/Bank Holidays unless otherwise agreed in writing by the Local Planning Authority.