Agenda item

(Director of Governance) To consider the attached report for the erection of 24 x 1 bedroom units in two, two storey blocks for       occupation by horticultural workers on the nearby nursery.

The Assistant Director of Governance (Development Management) presented a report for the erection of 24 x one-bedroomed units in 2 x two-storey blocks for occupation by horticultural workers from the nearby nursery at Shottentons Farm at Peck Hill in Nazeing. The application was before the Committee as Area Planning Sub-Committee West had voted for it to be referred to the Committee for a decision.

The Assistant Director stated that the application site was 0.31 hectares in size and located just off Pecks Hill, to the south-east of Shottentons Farm, within the relatively rural area of Nazeing. The site was currently an open field which had not been previously developed, although there were a large number of glasshouses to the north and a farm complex to the south. Access to the site was from a private track which started at the junction between Pecks Hill and Sedge Hill. The site was located within the Metropolitan Green Belt but not within a conservation area.

The Assistant Director reported that Planning Officers had concluded the proposal constituted inappropriate development in the Green Belt. The proposal would cause harm to the openness of the Green Belt through the erection of two visually prominent and substantial two-storey buildings. The applicant had failed to demonstrate the very special circumstances required to outweigh the identified harm, as there was no compelling justification that there was an essential requirement for such horticultural dwellings. The proposal also failed to respect the prevailing character and appearance of the area as the design of the proposed dwellings were reminiscent of a motel, and created a development incongruous within its setting. Therefore, Planning Officers had recommended that planning permission be refused.

The Committee noted the summary of representations, including the fact that no representations had been received from the 4 neighbouring properties. In addition, Nazeing Parish Council had offered no objections, but requested a condition restricting the use of the units to horticultural workers employed on the farm and for the units to be demolished if that use subsequently ceased. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

Cllr Jennings had concerns about the accommodation blocks having a second storey and agreed with Planning Officers that the buildings would cause harm to the openness of the Green Belt. Cllr Jennings had sympathy with the reason for the application but felt that this application was a step too far. Cllr Brady also had concerns about the harm that the second storey would cause to the openness of the Green Belt, and felt that the application would be more agreeable if the accommodation blocks were only a single storey in height. Cllr Kauffman agreed that the proposed accommodation blocks were too high and that the buildings could be redesigned to give the required accommodation. The proposed blocks looked too much like a barracks and the second storey could be housed in the roof.

However, Cllr Kane felt that the application demonstrated the very special circumstances necessary for development in the Green Belt, caused no visual harm to the location and there were many other buildings already in situ at the site. Cllrs Heap and Chambers agreed with this. The Chairman commented that the thriving business at Shottentons Farm needed to recruit staff and these proposed accommodation blocks were practical buildings. If the second storey was located in the roof space then this would make the individual accommodation units much smaller than currently proposed.

Cllr Whitehouse queried why the proposed room sizes had not been included in the report? Cllr Whitehouse also commented that the application site was undeveloped and queried why this application was not made for previously developed Green Belt land that was nearby. The Assistant Director explained that the proposed rooms would be 30 metres² in area and in essence would be studio flat, student style accommodation.

Cllr Stallan highlighted that accommodation for Nursery workers was an issue kept under review by the Housing Portfolio Holder and the Private Sector Housing Team. Cllr Stallan also queried what the definition for the wording “…in the locality…” in the draft condition 2 was; could the use of the accommodation be limited to the workers of the Nursery only? The Assistant Director stated that it was a standard condition in the Local Plan, the wording of the condition could be tightened to be for workers of Shottentons Farm only. The Committee felt that as the application was based on the perceived need at Shottentons Farm then the accommodation should be reserved for Nursery workers only and perhaps the wording suggested by Nazeing Parish Council to demolish the blocks if they were no longer required for workers of the Farm should be used. However, it was pointed out that as the land would become previously developed land then the demolition of the accommodation blocks once they had ceased to be used would serve little purpose.

The recommendation by Planning Officers to refuse the application was lost on a vote. Cllr Kane then proposed that the application be granted planning permission, with the suggested conditions in the report plus condition 2 amended to limit the use of the accommodation to workers of Shottentons Farm only, but without the demolition clause proposed by the Parish Council.

Decision:

(1)        That planning application EPF/0232/17 at Shottentons Farm in Peck Hill, Nazeing be granted planning permission, subject to the following conditions:

1.               The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this notice.

2.               The occupation of the 24 x one-bedroom accommodation units hereby approved shall be limited to one person solely or mainly working in agriculture or in forestry at Shottentons Farm, Pecks Hill, Nazeing.

3.               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 in writing by the Local Planning Authority. The development shall be implemented in accordance with such approved details.

4.               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.

5.               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.

6.               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 proposed numbers /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.

7.               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.

8.               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.

9.         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.