Agenda item

Proposal:	Alterations and extensions to provide soft play space and additional ancillary kitchen, food preparation and storage space.
Location:	Cobbs Farm Shop, Bath Road, Hungerford
Applicant:	Mr T. Newey Country Food And Dining Ltd
Recommendation:	The Head of Planning and Countryside be authorised to GRANT conditional planning permission, subject to conditions

 

(Councillor Paul Hewer reported that he had been lobbied on Agenda Item 4(2)).

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 14/01145/COMIND in respect of alterations and extensions to provide soft play space and additional ancillary kitchen, food preparation and storage space at Cobbs Farm Shop, Bath Road, Hungerford.

In accordance with the Council’s Constitution, Charlotte Podger and Margaret Wilson Parish Council representatives, and Mr Tom Newey applicant, addressed the Committee on this application.

Isabel Johnson introduced the report to the Members, which took account of all the relevant policy considerations and other material considerations. In conclusion the report detailed that the proposal was acceptable and a conditional approval was justifiable.

 

Charlotte Podger in addressing the Committee raised the following points:

 

·        She was the Deputy Chair of the Hungerford Planning Committee

·        The Committee objected to previous, larger scale applications but considered that the current scheme was reasonable and therefore supported the proposal.

 

Councillor Virginia Von-Celsing asked whether they felt the development would direct business away from Hungerford town. Margaret Wilson believed that the development would attract people to the area which in turn would benefit the town.

Mr Tom Newey in addressing the Committee raised the following points:

·        Alternative sites were not considered for the reason that they wanted to extend the current site and business rather than relocate altogether.

·        Concerns regarding the sustainability of the site were unfounded, the business was accessible by bus and adjoining footpaths. However, a large majority of visitors would arrive by car and there was sufficient parking space provided onsite.

·        The scale of the development would not meet the threshold to conduct a sequential test as suggested within the policy officers update point b (paragraphs 23 and 24 of the NPPF), the proposal would not increase the footprint of the building.

·        He accepted that the development was positioned within the Area of Outstanding Natural Beauty (AONB) but highlighted that the North Wessex Downs (NWD) AONB had not raised any objections against the current application or previous, larger scale applications.

·        Officers made reference to various contravening polices to reinforce their objection, he felt that many more policies supported the proposal which had been overlooked within the report.

·        There was a local need for recreational activities as proposed within the application. The business grew during a strained economic climate, the proposal sought to expand the business further and provide additional jobs for local people.

·        The key business focus was upon sourcing local products and supporting local providers. The kitchen extension would provide the facilities to expand the production of homemade, locally sourced food.

·        The children’s play suite was a part of a wider aim to teach children about sourcing of local products.

 

In response to questions asked, Mr Newey advised that the business employed people from local towns and villages, staff travelled to work predominantly by car and bus, they encourage the use of the car sharing scheme.

 

Mr Newey understood that, through transaction data collected in 2013/2014, visitors to the site travelled from a wide area and therefore Cobbs Farm would contribute towards businesses in Hungerford town centre.

 

Food produced by Cobbs Farm would be sold in store only; Mr Newey confirmed that products would not be sold to larger superstores or third parties.

 

In response to concerns raised by Royal Berkshire Fore and Rescue, Cobbs Farm excavated a bore hole to provide a water extraction point on the site.

 

Councillor Paul Hewer, speaking as Ward Member, addressed the Committee and raised the following points:

 

·        The current application was a product of altered, larger scale applications of which much consideration had been given to address concerns.

·        The proposed development was in a good site of the purpose of business which met a local need and provided a facility for young families.

·        He proposed approval of the application.

 

Councillor Von- Celsing acknowledged the concerns raised by Planning Policy but felt that the Committee should support opportunities for local businesses to expand. Councillor Garth Simpson echoed Councillor Von-Celsing’s comments and, he also strongly support such proposals.

 

Councillor Hilary Cole stated that the Core Strategy policy ADPP1 encouraged activity to enhance local economy. She recognised the concerns raised by Planning Policy but felt the proposal should be considered for the economic benefits it would deliver. The development was set within a sustainable location and no objections had been raised by the NWD AONB.

 

In response to questions asked by the Committee, Derek Carnegie advised that the application would be considered by the District Planning Committee due to concerns raised by the Planning Policy Task Group. He explained that the District Committee would take a holistic view towards the potential economic impact of the proposal and others similar.

 

The Committee acknowledged that the economic impact was a finely balanced issue, although they were encouraged by the comments received from Hungerford Town Council Planning Committee.

 

Councillor Cole suggested that Officers provided projections regarding the developments wider economic impact, in order to avoid assumptions. She felt the proposal would enhance tourism and that the number of polices supporting the application had been overlooked which influenced the perceived impact.

 

Councillor Hewer proposed acceptance of Officer’s recommendation for approval. The proposal was seconded by Councillor Von-Celsing.

 

Officers explained that due to planning policy concerns the Development Control Manager would have to refer the application up to the District Planning Committee for determination.

 

RESOLVED that the Head of Planning and Countryside be authorised to GRANT conditional planning permission, subject to the following conditions:

Conditions:

Time limit

1.      The development shall be started within three years from the date of this permission and implemented strictly in accordance with the approved plans.

Reason: To enable the Local Planning Authority to review the desirability of the development against Policies CS14 and CS19 of the West Berkshire Core Strategy 2006 - 2026 and the National Planning Policy Framework should it not be started within a reasonable time.

Approved plans

2.      The development hereby approved shall be carried out in accordance with drawing title numbers  P/B01A, L/001B, P/S02A, P/004G, P/001H, P/002K, P/003K, P/S01G dated 27/05/14.

Reason: To ensure that the development is carried out in accordance with the submitted details assessed against National, Regional and Local Planning Policy.

Samples of materials

3.      No development shall commence on site until samples/schedule of the external materials to be used in the development hereby permitted have been approved in writing by the Local Planning Authority. Samples shall be made available to be viewed at the site. This condition shall apply irrespective of any indications as to the details that may have been submitted with the application, and shall where necessary include the submission of samples of glass, plastic and mortar materials. Thereafter the materials used in the development shall be in accordance with the approved samples.

Reason:  In the interests of visual amenity in accordance with Policies CS14 and CS19 of the West Berkshire Core Strategy 2006 - 2026.

Schedule of solar voltaic panels

4.      No solar panels shall be erected on site until samples/schedule of the materials to be used in the development hereby permitted have been approved in writing by the Local Planning Authority. Samples shall be made available to be viewed at the site. This condition shall apply irrespective of any indications as to the details that may have been submitted with the application, and shall where necessary include the submission of panels, fittings and specifications.  Thereafter the materials used in the development shall be in accordance with the approved samples.

Reason: In the interests of visual amenity in accordance with Policies CS14 and CS19 of the West Berkshire Core Strategy 2006 - 2026.

Hard surfaces

5.      No development shall commence on site until a scheme confirming any upgrade for the means of treatment of the hard surfaced areas of the site has been submitted to and approved in writing by the Local Planning Authority.  No new part of the development shall be occupied before the hard surfaced areas have been constructed in accordance with the approved scheme.

Reason: In the interests of visual amenity, in accordance with Policies CS14 and CS19 of the West Berkshire Core Strategy 2006 - 2026.

Parking/turning in accord with plans

6.      The new use shall not commence until the vehicle parking and/or turning space have been surfaced, marked out and provided in accordance with the approved plan(s).  The parking and/or turning space shall thereafter be kept available for parking (of private motor cars and/or light goods vehicles) at all times.

Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

External Lighting

7.      No new development shall be occupied until details of a scheme of any additional external lighting has been submitted to and approved in writing by the Local Planning Authority. Thereafter the scheme of lighting shall be implemented prior to the development being brought into use and maintained in accordance with the approved scheme.

Reason: In the interest of safety and visual .  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13, ADPP5 and CS19 of the West Berkshire Core Strategy (2006-2026).

Cycle storage

1.      No development shall take place until full details of the cycle parking and storage space have been submitted to and approved in writing by the Local Planning Authority.  The use shall not commence until the cycle parking and storage space has been provided in accordance with the approved details and retained for this purpose at all times.

Reason: To ensure that there is adequate and safe cycle storage space within the site.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

Landscaping

2.      No development or other operations shall commence on site until a detailed scheme of landscaping for the site is submitted to and approved in writing by the Local Planning Authority. The details shall include schedules of plants noting species, plant sizes and proposed numbers/densities, an implementation programme and details of written specifications including cultivation and other operations involving tree, shrub and grass establishment.  The scheme shall ensure;

a)     Completion of the approved landscape scheme within the first planting season following completion of development.

b)     Any trees shrubs or plants that die or become seriously damaged within five years of this development shall be replaced in the following year by plants of the same size and species.

Reason: To ensure the implementation of a satisfactory scheme of landscaping in accordance with the NPPF and Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy 2006-2026.

Tree protection scheme

3.      No development (including site clearance and any other preparatory works) shall commence on site until a scheme for the protection of trees to be retained is submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location of the protective fencing, and shall specify the type of protective fencing, all in accordance with B.S.5837:2012. Such fencing shall be erected prior to any development works taking place and at least 2 working days notice shall be given to the Local Planning Authority that it has been erected. It shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities or storage of materials whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority.

Note: The protective fencing should be as specified at Chapter 6 and detailed in figure 2 of B.S.5837:2012.

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with the objectives of  the NPPF and Policies CS14, CS18 and CS19 of West Berkshire Core Strategy 2006-2026.

Arboricultural Method Statement

4.      No development or other operations shall commence on site until an arboricultural method statement has been submitted to and approved in writing by the Local Planning Authority and shall include details of the implementation, supervision and monitoring of all temporary tree protection and any special construction works within any defined tree protection area.

Reason; To ensure the protection of trees identified for retention at the site in accordance with the objectives of  the NPPF and Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy 2006-2026.

8.3             Informatives

1.      The attention of the applicant is drawn to the request of the Royal Berkshire Fire and Rescue Service to provide private fire hydrant(s) or other suitable emergency water supplies at this site.  Please note, any works which would involve access onto the Highway will require notifying the Highways Manager. 

2.      The Highways (Planning) Manager, West Berkshire District Council, Highways and Transport, Council Offices, Market Street, Newbury RG14 5LD, telephone 01635 519169, should be contacted to agree any construction details and to grant a licence before any work is carried out within the highway.  A formal application should be made, allowing at least four (4) weeks notice, to obtain details of underground services on the applicants’ behalf.

3.      The attention of the applicant is drawn to the Highways Act 1980, which enables the Highway Authority to recover expenses due to extraordinary traffic.

4.      Any temporary signing required as part of this development is to be agreed in writing with the Highway Authority, West Berkshire Council, Highways and Transport, Council Offices, Market Street, Newbury, RG14 5LD.

5.      The decision to grant planning permission has been taken because the development is in accordance with the development plan and would have no significant impact on the character and appearance of the area or the residential amenities of the occupants of nearby dwellings. This informative is only intended as a summary of the reason for the grant of planning permission. For further details on the decision please see the application report which is available from the Planning Service or the Council website.

6.      All bats are protected by The Wildlife and Countryside Act 1981 (WCA) (as amended) & The Conservation of Habitats and Species Regulations 2010. Should you find bats during development, all work must stop until advice has been sought from Natural England. Their local contact number is 0300 060 3886.

7.      This decision has been made in a positive way to foster the delivery of sustainable development having regard to Development Plan policies and available guidance to secure high quality appropriate development.  In this application whilst there has been a need to balance conflicting considerations, the local planning authority has worked proactively with the applicant to secure and accept what is considered to be a development which improves the economic, social and environmental conditions of the area.