Agenda item

Erection of two single storey buildings to provide café, sales area, agricultural barn, access, car parking and associated works

Recommendation: Approval

RESOLVED That:

1)    the application be approved;

2)    officers be requested to investigate further the footpath indicated on the plan.

Erection of two single storey buildings to provide café, sales area, agricultural barn, access, car parking and associated works.

Officers introduced the application, highlighted the information in the addendum and made a recommendation for approval subject to conditions.

It was noted that the proposal was considered to be inappropriate development within the Green Belt as it did not comply with national and local policies. However, the application was deemed to be acceptable due to very special circumstances with regard to design, impact on the street scene, amenity, highways, refuse, landscaping, ecology, flooding, energy, noise, air quality, contamination and security matters.

It was confirmed that a Sequential Site Assessment had been carried out as indicated on page 35 of the agenda pack. Members were advised that there were eight Adult Learning Centres in the Borough including the Rural Activity Garden Centre; however, investigations had concluded that there were no alternative suitable sites within the Council’s adult learning portfolio where the proposed facilities and courses could be accommodated. The Committee was informed that amended plans had been submitted during the application process in order to minimise the harm posed to the Green Belt. In the revised plans, the proposed buildings had been moved to the southernmost part of the site, there had been a reduction in height, increased screening and the number of car parking spaces had been reduced significantly. An amendment to Condition 12 as indicated in the addendum was also highlighted.

Committee Members praised the excellent work carried out at the Centre and agreed that the very special circumstances requirement had been met in this case. In response to Councillors’ questions, it was confirmed that, if approved, this development would not set a precedent as no future application would be recommended for approval if the special circumstances criteria were not met. Additional concerns were raised regarding the potential impact on the environment in this highly polluted area. It was confirmed that the trees to be removed as part of the scheme would be replaced, together with additional planting to mitigate the environmental impact. Members were advised that Condition 7 (landscaping) could be strengthened to ensure this. Members enquired whether the disabled parking spaces indicated on the plan could be located on the same side as the building rather than opposite it. It was acknowledged that this would not be possible since the area in question would be used for an outdoor display. However, there appeared to be a footpath on the plans with a shared surface – Councillors requested that the use of this area be explored further.

The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed, subject to the changes in the addendum and the conditions highlighted in the report.

RESOLVED That:

1)    the application be approved subject to the conditions highlighted within the report and addendum;

2)    delegated authority be given to the Head of Planning to investigate and secure via amended plan relocation of disabled parking;

3)    Condition 7 (landscaping) be strengthened to include pollution absorbent planting.