To consider the planning applications contained in the list.
Minutes:
The Committee considered the applications in the *Plans List.
Note: *List previously circulated and attached to the minutes.
a) 20/01991/FULL - Erection of an agricultural workers dwelling at Land at NGR 288335 107070, Road from Redyeates Cross to Hayne Cross, Cheriton Fitzpaine.
The Area Team Leader outlined the contents of the report by way of a presentation which detailed the site location plan, block plan, proposed elevations and photographs of the site.
The Officer informed Members that the farm consisted of about 250 acres and the dwelling was for a full time farm worker who was employed by the business. He stated that the proposal included an extended driveway and neighbouring properties were over 200 metres away.
He explained that policies S14 and DM8 allowed for agricultural/forestry/rural workers dwellings in the countryside where an essential need had been shown and the applicant had stated that a full time worker was required on site for the husbandry of the animals. He confirmed that there were no other buildings on the site which were suitable for conversion. He explained that there was no current policy which dictated the size of proposed tied properties but that Officers felt that 180sqm was acceptable.
There had been no objections from highways or public health and there was a condition which restricted the property to an agricultural dwelling in perpetuity.
In response to Members questions about the wording of condition 4 the Head of Planning, Economy and Regeneration advised that it was standard wording for tied properties which was used by all authorities and was accepted by the Inspectorate.
The Area Team Leader then explained that although the property was large, it incorporated an office and boot room and that its value would be reduced due to it being tied to agricultural workers.
Consideration was given to:
· The amount of land owned and rented by the applicant
· The length of the leases on the rented land
· The agricultural appraisal submitted by the applicant
· The proposed plans to expand the existing building to accommodate more livestock and over wintering of animals
· The agricultural appraisal was based on 53 acres which was in the ownership of the applicant
· The views of an objector who stated that the application did not satisfy the special circumstances of policy S14 and that they disputed the applicant’s claims that there would be lambing and calving on the site. That there was affordable housing nearby which could be used by the worker who, in their opinion, did not need to be on site
· The views of the applicant who stated that his business supported local suppliers and that he needed to expand his herds in the next phase of the business. He was trying to ensure succession of the business by the employment of more workers so that it could continue for years to come. That he had rented some of the land for over 25 years
· Members views that condition 4 could be open to abuse
· Members views that the application was sound and in accordance with policies S14 and DM8
It was therefore RESOLVED that: planning permission be granted subject to conditions as recommended by the Head of Planning, Economy and Regeneration.
(Proposed by Cllr P Heal and seconded by Cllr Mrs C P Daw)
Reason for the Decision: As set out in the report
Notes:
i.) Cllrs Mrs F J Colthorpe, G Barnell, Mrs C P Daw, L J Cruwys, C J Eginton, S J Clist, , P Heal, F W Letch, D J Knowles, R F Radford and B G J Warren made declarations in accordance with the Protocol of Good Practice for Councillors dealing with planning matters as they had received correspondence from objectors
ii.) Cllr Mrs F J Colthorpe declared a personal interest as she knew the applicant and used the farm shop
iii.) Cllr F W Letch requested that his vote against the decision be recorded
iv.) Anna Chambers spoke as the objector
v.) Anthony Thorne spoke as the applicant
vi.) The following late information was reported:
One additional letter of objection received, with the main grounds of objection summarised as follows:
• They own a holiday cottage which looks towards the development and therefore this will have an impact on the view and therefore impact on the holiday cottage business.
• If approved could lead to other farmers applying for dwellings on green field sites.
Additional supporting information has been provided by the applicant to support the need for the dwelling, to clarify plans for the site with comments as follows:
‘Livestock management is conducted, of course, at a site remote from the main farm complex and this is the main justification behind the application to build an agricultural worker’s dwelling. I have also reviewed standard labour rates in line with the ABC costings book 89th edition 2019.
The proposal is to expand the number of animals onsite to:
• 60 sheep
• 60 breeding shorthorn beef cows
• Young/followers of those cows being heifers – which are kept for 2 years and sold in calf – and some bulls which are kept for 2 years and sold for breeding. I had estimated these at 45 in number but, in view of the 2 year timescale, am advised that in reality they would number around 100.
In addition, there are some 20 acres, on this site, of drip fed courgettes, beans and calabrese.
This equates to a calculation of:
60 sheep at 3hrs - 180
60 shorthorn beef cows at 18 hrs - 1,080
45 <9 month calves (inc. in above)
25 10-15 month bulling heifers and young bulls at 16 hrs - 400
30 other followers at 14 hrs - 420
15% maintenance - 312
TOTAL 2,392
Note the hours above include relevant field work.
In addition, there are 20 acres of drip-fed vegetables at 280hrs = 5,600
Taking the livestock elements on their own this would equate to 299 standard man days. Clearly the intention is that there will be other employees on site at various times assisting with the 20 acres of vegetables and other duties but the main employment of the individual carrying out this role will be the husbandry of the livestock.
Neil Jory ACIB, ACIS
Business Information Point 21/5/21’
Supporting documents: