Agenda item

Change of use from agricultural land to recreational use, conversion of existing barn to coffee and farm shop with site manager’s accommodation, decking, parking and provision of an additional 3 glamping pods and retention of bbq hut.

Mill Farm, 62 Mill Road, Stapleford, Nottinghamshire, NG9 8GD

19/00452/FUL

 

Change of use from agricultural land to recreational use, conversion of existing barn to coffee and farm shop with site manager’s accommodation, decking, parking and provision of an additional 3 glamping pods and retention of bbq hut.

Mill Farm, 62 Mill Road, Stapleford, Nottinghamshire, NG9 8GD

 

This planning application for the change of use from agricultural land to recreational use, conversion of existing barn to coffee and farm shop with site manager’s accommodation, decking, parking and provision of an additional 3 glamping pods and retention of bbq hut, had been called in by Councillor R D MacRae.

 

Members were asked to consider the late items for the application, which included no objection from the Environment Agency and one object from a local resident in relation to traffic issues. 

 

Members debated the application and the following comments were amongst those noted:

 

·       That the parking for the application was sufficient.

·       That the application would not cause competition with Stapleford town centre.

 

RESOLVED that planning permission be granted subject to the following conditions:

 

1.    The development hereby permitted shall be commenced before the expiration of three years beginning with the date of this permission.

 

2.    The development hereby permitted shall be carried out in accordance with drawing numbers: 3459/7 received by the Local Planning Authority on 10 September 2019, 3459/06B received by the Local Planning Authority on 5 November 2019, 3459/03D received by the Local Planning Authority on 13 November 2019, 3459/04D received by the Local Planning Authority on 15 November 2019 and 3459/05H received by the Local Planning Authority on 5 December 2019.

 

3.    No building works, including site clearance, shall take place until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include:

 

(a)              numbers, types, sizes and positions of proposed trees and shrubs;

(b)             proposed hard surfacing treatment;

(c)              planting, seeding/ turfing of other soft landscape areas;

(d)             details of the site boundary treatments and any pod curtilage boundary treatments;

(e)              details of any external lighting; and

(f)               a timetable for implementation of the scheme.

 

4.    The landscaping scheme shall be carried out in accordance with the approved timetable. If any trees or plants, which, within a period of 10 years, die, are removed or have become seriously damaged or diseased they shall be replaced in the next planting season with ones of similar size and species to the satisfaction of the Local Planning Authority.

 

5.    Notwithstanding the details on the submitted plans, the glamping pods hereby approved shall have a finished floor level set no lower than 38.78m AOD and the converted barn finished floor levels shall be set no lower than 37.18m AOD. This is in accordance with sections 5.5.1 and 5.5.2 of the accompanying flood risk assessment. These floor levels shall be maintained and retained for the lifetime of the development.

 

6.    The glamping pods and coffee/farm shop hereby approved shall not be brought into use until the dropped vehicular footway has been widened and is available for use, pedestrian visibility splays of 2m by 2m are provided each side of the vehicle access and the parking bays clearly delineated in accordance with drawing reference 3459/04D received by the Local Planning Authority on 15 November 2019.  This shall be maintained for the life of the development.

 

7.    No pod erected pursuant to this permission shall be occupied or brought into use until:

 

i)    All necessary remedial measures identified within the Phase 1 Desktop Study and Contamination Assessment Report (ref IV.84.18) dated April 2018 have been completed in accordance with details approved in writing by the Local Planning Authority; and

 

(ii) It has been certified to the Local Planning Authority that necessary remedial measures have been implemented in full and that they have rendered the site free from risk to human health from the contaminants identified.

 

8.    The glamping pods hereby approved shall only be used for the purposes of holiday letting accommodation and shall not be occupied as permanent residential units at any time.

 

9.    The coffee/farm shop hereby approved shall not be open to customers except between the hours of 09:00 – 17:30 Monday to Friday and 10:00 – 17:00 on Sunday.

 

Reason

 

1.      To comply with S91 of the Town and Country Planning Act 1990 as amended by S51 of the Planning and Compulsory Purchase Act 2004.

 

2.      For the avoidance of doubt.

 

3.      No such details were submitted with the application and the development cannot proceed satisfactorily without the outstanding matters being agreed in advance of development commencing and to ensure the development presents a more pleasant appearance in the locality, does not adversely impact on the Nottinghamshire Green Belt, and in accordance with the aims of Policy 10 Broxtowe Aligned Core Strategy (2014) and Policy 8 of the Part 2 Local Plan (2019).

 

4.      To reduce the risk of flooding and in accordance with the aims of Policy 1 of the Broxtowe Aligned Core Strategy (2014) and Policy 1 of the Part 2 Local Plan (2019).

 

5.      To ensure that adequate off-street parking provision is made to reduce the possibilities of the proposed development leading to on-street parking in the area and in accordance with Policy 17 of the Part 2 Local Plan (2019).

6.      In the interest of public health and safety.

 

7.      This Green Belt site is not suitable for permanent residential dwellings and for the avoidance of doubt.

 

8.      In the interests of amenity for nearby residents and in accordance with the aims of the Policy 10 of the Aligned Core Strategy and Policy 17 of the Part 2 Local Plan (2019).

 

Notes to Applicant

 

1.      The Council has acted positively and proactively by working to determine this application within the agreed determination date.

 

2.      The proposed development lies within a coal mining area which may contain unrecorded coal mining related hazards.  If any coal mining feature is encountered during development, this should be reported immediately to the coal authority on 0345 762 6848.

Further information is also available on the coal authority website

at: www.gov.uk/government/organisations/the-coal-authority

 

3.      The development makes it necessary to extend the vehicular crossing over a verge of the public highway. These works shall be constructed to the satisfaction of the Highway Authority.  Works will be subject to a design check and site inspection for which a fee will apply. The application process can be found at: http://www.nottinghamshire.gov.uk/transport/licences-permits/temporary-activities

 

4.       A caravan site license would be required in order to meet the minimum standards that must be achieved to protect health, safety and welfare of site occupants.  The applicant should contact the Council’s Licensing department on 0115 917 7777.

 

5.      Before any works are undertaken, the applicant should contact the Council’s Food Hygiene team on 0115 917 3485.  The premises must be registered and approved by the Council 28 days prior to trading.

 

6.      Any external extraction systems e.g. flues or air conditioning units are likely to require planning permission.

 

 

7.      The prospective site manager should register to receive flood warnings.

 

8.      A Flood Warning and Evacuation Plan for the site should be brought into place prior to the occupation of the development with this information being made available to any subsequent users.