Policies Hastings Local Plan 2004:
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1 AGENDA ITEM NO: Report to: PLANNING COMMITTEE Date: 08 October 2008 Report from: Borough Planning Officer Application Address: Proposal: Application No: Recommendation: Ward: File No: Applicant: Interest: Existing Use: Policies Hastings Local Plan 2004: County Structure Plan: Conservation Area: Former Milking Parlour, Fairlight Place Farm, Barley Lane, Hastings, TN35 5DT Refurbishment/reinstatement of former milking parlour building, utilising existing structural frame, for office accommodation. HS/FA/08/00604 Grant permission ORE FA35460T Mr Davidson per ADAS FGS AGRI, Stanford Bridge Farm Station Road Pluckley, Ashford. TN27 0RU Freeholder Disused former milking parlour No Conflict No Conflict No Public Consultation Adj. Properties: Yes Advertisement: Yes - Council Application Letters of Objection: 1 Petitions Received: 0 Application Status: Not delegated - Council application Summary This proposal involves the re-instatement of an existing structure to provide office accommodation required in association with the management of the Hastings Country Park. The proposal is therefore small scale and a location outside the 'built-up' boundary is necessary in order to provide effective management. The building is well contained within the existing complex of farm buildings and the Highway Authority raise no objection on highway safety grounds. Conditional approval is therefore recommended. The Site and its Location
2 The site is located within an existing complex of utilitarian farm buildings, accessed via a long unnamed surfaced lane, from Fairlight Road. There is also pedestrian access along the footpath at the end of Barley Lane. The site is outside the 'built up' area of the town identified within the Hastings Local Plan 2004, and within the Hastings Country Park, a Local Nature Reserve, and the High Weald Area of Outstanding Natural Beauty. There are other dwellings in the immediate vicinity. The former farmhouse is a short distance to the north, and there is a terrace of three former agricultural workers' cottages adjoining the site to the north west. The farm and buildings are located just outside Hastings Country Park but within a Local Nature Reserve and are within the High Weald Area of Outstanding Natural Beauty. Details of the Proposal and Other Background Information The renovation of the farm buildings, including this current proposal, is part of an on going programme of restoration and improvements to the Hastings Country Park Nature Reserve. As part of this programme it is intended to move the focus of the Estate Ranger operation from Warren Cottage to the main farm complex, by reinstating the derelict former milking parlour building for use as office accommodation, with meeting space. The submitted drawings indicated that the existing concrete frame of the building and concrete floor would be used as the basis to reinstate the milking parlour building. There would be no enlargement of the envelope or footprint of the existing structure. The walls would be faced in stock brickwork with fibre cement sheets forming the roof. upvc windows would be installed. The proposed accommodation would incorporate an office/mess room, mens and womens WC's, together with a lecture/meeting room. A large parking area is indicated to the front of the site, on the other side of the lane/access road. Previous Site History No relevant history within the site itself. One recent application nearby: HS/FA/08/00194 Fairlight Place Barns - Conversion of redundant barns and associated stores to live/work unit Granted with conditions 25 April 2008 Details of Consultations Environmental Health (Commercial and Licensing) comment that the Health and Safety at Work Act 1974 and associated regulations will need to be complied with. The Hastings Highway Manager raised no objection subject to a planning condition regarding provision of parking (condition 2). 1 letter of objection has been received from the resident of Place Farmhouse relating to proximity to residential properties, traffic generation and the use of concrete roofing tiles. Planning Considerations The following Hastings Local Plan 2004 policies are of particular relevance to the consideration
3 of this application: Policy L2 - High Weald Area of Outstanding Natural Beauty 'Planning permission will not be granted for development that would adversely affect the natural beauty of the Area of Outstanding Natural Beauty (AONB). Permission for major development proposals will not be granted unless there is a compelling case for them in the public interest.' Policy L3 - Development outside the Built-up Area 'Planning permission will not be granted for development outside the boundary of the built-up area unless there is no suitable alternative site within it and the proposal either:- (a) Makes use of an existing building or is small scale and requires a countryside location; or (b) Is in the public interest.' Policy L5 - Farm Diversification 'Development associated with the diversification of an existing farm will be permitted provided: (a) (b) (c) The proposed use is compatible with the location in a rural area in terms of its environmental impact, accessibility, design, scale, servicing and parking requirements; Where possible, existing buildings are re-used; Where appropriate, any new buildings are located close to existing buildings.' In respect of the above policies the proposal is small in scale and requires a countryside location, for the effective management of the Country Park. The effective management of the Country Park is clearly in the public interest, to ensure conservation and enhancement, and in turn its future enjoyment by the public. Facing brickwork would be employed and the overhanging roof along one side of the building would be retained. I consider the roofing materials to be acceptable, having regard to the origins of the building and its juxtaposition with other utilitarian barns. There is very little impact on the natural beauty of the Area Of Outstanding Natural Beauty as the building is to be reinstated within the existing envelope of the structural frame and the construction is within a complex of existing farm buildings. I consider that the terms of policies L2 and L3 are therefore complied with. In respect of Policy L5, the proposal will be limited in scale and impact; it is envisaged that there will be 3-5 employees (estate rangers) utlising the premises, though it is likely that they will often be away from the office. There will be some traffic movements associated with the lecture room but I consider that with a condition ensuring that the use of the lecture/meeting room is related to the management of the Country Park or other similar amenities within the Borough that this will limit the extent of activity and prevent use for unrelated activities. There is adequate parking and there is no objection from the Highway Manager. As previously discussed, whilst the work involved undoubtedly goes beyond what would be considered a 'conversion' of the building in the conventional sense, the existing frame of the building is to be retained, and the existing concrete floor with also be retained and strengthened. The building therefore will retain its previous size and is closely related to other utilitarian farm buildings. Policy L5 is therefore complied with. On this basis, I recommend conditional approval.
4 The Human Rights considerations have been taken into account fully in balancing the planning issues. Recommendation Grant permission subject to the following conditions: 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 2. The car parking spaces shown on the approved plan shall be provided prior to the occupation of the development hereby permitted and thereafter shall not be used for any purpose other than the parking of vehicles. 3. Notwithstanding the materials indicated on submitted drawing 0630/3a no development shall take place until samples of the facing brickwork and details of the windows, doors and roofing materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. 4. No development shall commence until details of any external lighting including its position and specification have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the details approved and no lighting other than that approved shall thereafter be installed on the building or within the application site. 5. The premises shall only be used as an office/mess room and lecture/meeting room related to the management of the Hastings Country Park and other similar public amenity areas within the Borough. Reasons: 1. This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act To ensure an adequate level of off-street parking to serve the development. 3. In the interests of the visual amenity of the area. (Hastings Local Plan Policies L2 and DG1) 4. In order to limit light pollution within the High Weald Area of Outstanding Natural Beauty (Policies DG6 and L2) 5. In approving this application, the Local Planning Authority has had regard to the need for a countryside location, given the specific nature of the proposal. The Local Planning Authority wishes to exercise future control over the use of the premises, in order to comply with policies L3 and L5 of the Hastings
5 Local Plan Note to the Applicant 1. Failure to comply with any condition imposed on this permission may result in enforcement action without further warning. The reason for granting this permission is: 1. Having regard to local plan policy and to all other material considerations and taking account of comments and objections from local residents (and other interested parties) the proposed development/use is considered to be acceptable. There will be no material harm to the neighbourhood in general or to adjoining residents in particular. The character and amenity of the High Weald Area of Outstanding Natural Beauty will not be adversely affected. Officer to Contact Mr C Sampson, Telephone Background Papers Application No: HS/FA/08/00604 including all letters and documents
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