Erection of residential dwelling with linked garage, machinery store and a detached agricultural building for poultry and fish fry.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader introduced the item, outlining that the application proposed the erection of a residential dwelling with linked garage, machinery store and a detached agricultural building for poultry and fish fry.

The Chair invited comments from the committee.

The committee expressed concerns about any further development of Green Belt land, particularly when suitable living accommodation was available within reasonable distance of the agricultural business.  During discussions with officers, it was noted that advice had been taken from an agricultural consultant on this issue.  This had concluded the requirement for constant monitoring of the animals by a worker living on site.

Additional questions were raised by the committee about the number of parking spaces required for the enterprise.  However, it was observed that the total had been reduced from a previous application.   Moreover, a number of the parking spaces would be used to accommodate agricultural machinery associated with the farm. 

The Chair moved the officer recommendation.

RESOLVED –

That planning permission be granted subject to the conditions listed below:

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.         Notwithstanding the drawing hereby approved, no development shall commence within the site until full details and samples of the materials to be used for the external surfaces of the building, including windows, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

3.         Notwithstanding the drawing hereby approved, no development shall commence within the site until full details of, shiplap timber boarding, window and door reveals as well as a new design with a reduced scale for the porch, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

4.         No external lighting shall be installed within the site or on any building except in accordance with a detailed scheme which shall have been previously submitted to and approved in writing by the Local planning Authority.

5.         The occupation of the dwelling shall be limited to a person solely or mainly working, as an agriculture and fishery worker on this site farm.

6.         The development hereby permitted, with the exception for the requirement in respect of conditions 3 and 4 above, shall be carried out in accordance with the drawings 1119/12/B, 13B, 14B and 15A and other documents including  Contaminated Land Desk Study Report (June 2014), Construction Management Plan Ecological Management Plan December 2014, and any drawings approved subsequently by the Watford Borough Council local planning authority pursuant to any conditions on this decision letter.

7.         If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

8.         No infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details. 

9.         Prior to the commencement of development a landscape management plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owned domestic gardens), shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority.

The scheme shall include the following elements:

            details of treatment of site boundaries and/or buffers around water bodies;

            detail extent and type of new planting (NB planting to be of native species);

            details of maintenance regimes;

            details of any new habitat created on site.

Informatives

1.         Under Section 30 of the Salmon and Freshwater Fisheries Act 1975 you are likely to require written consent obtained from the Environment Agency to stock your fishery – you should contact our Fisheries team on 01707 632765 to discuss our requirements.

You will also need to be registered with CEFAS (Centre for Environment, Fisheries and Aquaculture Science). This is to prevent the spread of fish diseases and to minimise damage to fisheries or the environment that may be caused by unregulated or inappropriate fish movements. Application forms can be found on www.efishbusiness.co.uk.

2.         “The applicant/developer is advised to contact  Neil Owen in our Milton Keynes office on 01908 302 575 in order to ensure that any necessary consents are obtained and that the works comply with the Canal & River Trust  “Code of Practice for Works affecting the Canal & River Trust”.

3.         In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015.

4.         This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision.

To find out more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

5.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health and Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990. In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

•          Monday to Friday 8am to 6pm

•          Saturdays 8am to 1pm

•          Noisy work is prohibited on Sundays and bank holidays

Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

            Further details for both the applicant and those potentially affected by construction noise can be found on the Council's website at: https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_complaints_%E2%80%93_construction_noise