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DARTMOOR NATIONAL PARK AUTHORITY 06 May 2016 SITE INSPECTIONS Report of the Head of Planning NPA/DM/16/016 DEVELOPMENT MANAGEMENT COMMITTEE Application No: 0529/15 South Brent Full Planning Permission Proposal: Use of land as gypsy and traveller caravan site consisting of six pitches and communal day room and store Location: Orchard Meadow, South Brent Parish: Application Type: District/Borough: South Hams District Grid Ref: SX704601 Officer: James Aven Applicant: Mr & Mrs Purdy That permission be GRANTED Recommendation: 1 Condition(s) No works on the development hereby approved shall take place until details of the two Secure Storage Units proposed have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out and maintained in accordance with the approved details. 1. The development hereby approved shall be carried out strictly in accordance with the approved drawing numbered 01319/3C Rev.4, unless otherwise agreed in writing by the Local Planning Authority. 2. Notwithstanding the details hereby approved, no part of the development hereby approved shall be brought into its intended use until improvements to the access visibility splay have been provided in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter, the visibility splay shall be maintained as approved at all times. 3. Prior to the commencement of the development hereby permitted, details of boundary screening to be planted along the north eastern boundary of the land shall be submitted to the Local Planning Authority for approval. The boundary screening shall be completed in accordance with the approved details within twelve months of the commencement of the development, or such longer period as the Local Planning Authority shall specify in writing. The boundary screening shall be maintained for a period of not less than five years from the date of the commencement of the development, such maintenance to include the replacement of any trees or shrubs that die or are removed. 4.

SITE INSPECTIONS South Hams District Full Planning ... · may exceed 15, and therefore does this meet BS 6297:2008. If granted, South Brent Parish Council request that this parcel

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DARTMOOR NATIONAL PARK AUTHORITY

06 May 2016

SITE INSPECTIONS

Report of the Head of Planning

NPA/DM/16/016

DEVELOPMENT MANAGEMENT COMMITTEE

Application No: 0529/15

South BrentFull Planning Permission

Proposal: Use of land as gypsy and traveller caravan site consisting of six

pitches and communal day room and store

Location: Orchard Meadow, South Brent

Parish:Application Type:

District/Borough: South Hams District

Grid Ref: SX704601 Officer: James Aven

Applicant: Mr & Mrs Purdy

That permission be GRANTEDRecommendation:

1

Condition(s)

No works on the development hereby approved shall take place until details of the two Secure Storage Units proposed have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out and maintained in accordance with the approved details.

1.

The development hereby approved shall be carried out strictly in accordance with the approved drawing numbered 01319/3C Rev.4, unless otherwise agreed in writing by the Local Planning Authority.

2.

Notwithstanding the details hereby approved, no part of the development hereby approved shall be brought into its intended use until improvements to the access visibility splay have been provided in accordance with details that shall have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter, the visibility splay shall be maintained as approved at all times.

3.

Prior to the commencement of the development hereby permitted, details of boundary screening to be planted along the north eastern boundary of the land shall be submitted to the Local Planning Authority for approval. The boundary screening shall be completed in accordance with the approved details within twelve months of the commencement of the development, or such longer period as the Local Planning Authority shall specify in writing. The boundary screening shall be maintained for a period of not less than five years from the date of the commencement of the development, such maintenance to include the replacement of any trees or shrubs that die or are removed.

4.

SITE INSPECTION REPORT

The case officer began by introducing the proposal to the panel and pointing out the proposed position of the individual pitches within the site. The panel also looked at the site entrance

No tree or hedge on the land (other than one permitted to be felled or removed as shown on the approved plans) shall be felled, lopped, topped, cut down or grubbed out without the prior written consent of the Local Planning Authority. Any tree or hedge removed without consent, or found to be dying, damaged or diseased, shall be replaced on a like for like basis unless otherwise agreed in writing by the Local Planning Authority.

5.

This permission does not authorise use of the land as a caravan site by any persons other than gypsies and travellers, as defined in Annex 1 to DCLG “Planning Policy for Traveller Sites” (August 2015).

6.

The residential use hereby permitted shall be restricted to the stationing of no more than twelve caravans, as defined in the Caravan Sites and Control of Development Act 1960 and the Caravan Sites Act 1968, at any time, of which no more than six shall be a static caravan.

7.

There shall be no more than six pitches on the site and on each of the six pitches hereby approved no more than two caravans, as defined in the Caravan Sites and Control of Development Act 1960 and the Caravan Sites Act 1968, shall be stationed at any time, of which only one caravan shall be a residential static caravan.

8.

No touring caravan shall be used or occupied other than for purposes ancillary and subservient to the approved static caravan on each of their respective pitches and shall not at any time be used, let, sold or otherwise occupied as a separate unit of accommodation.

9.

The Secure Storage Units hereby approved shall only be used for purposes ancillary to the residential use of the land as a caravan site and shall not at any time be occupied, let or sold for any independent use.

10.

No commercial or industrial activities shall take place on the land, including the storage or sale of goods or materials of any kind.

11.

No vehicle over 3.5 tonnes shall be stationed, parked or stored on the site.12.

No external lighting shall be installed on the site until details have been submitted to and approved in writing by the Local Planning Authority.

13.

Notwithstanding the details hereby approved, unless otherwise agreed in writing by the Local Planning Authority, the boundary fences around each pitch shall be made of a non-combustible material. Details of the fences shall be submitted to and approved in writing by the Local Planning Authority prior to their erection and thereafter, shall be maintained in accordance with the approved details.

14.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 or any Order revoking and re-enacting that Order with or without modification, no building, enclosure, structure, erection, hard surface, swimming or other pool shall be constructed or erected in, on or around the paddock located along the eastern side of the site hereby permitted without the prior written authorisation of the Local Planning Authority.

15.

and approach road and the existing screening around the site. The boundary hedge to the west was confirmed as being in the applicant’s ownership.

South Hams District Council’s Environmental Health Officer advised the panel that it would be difficult to fit what is proposed on the site and meet the requirements of a site licence as the proposed separation distances between some units is less than 6m and some of the caravans are less than 3m from the site boundary. He advised that the caravans may need to be re-arranged or the numbers reduced in order to obtain a licence but this would not be issued without the necessary planning permission being in place. The Environmental Health Officer confirmed that under the licence, the site would be subject to annual monitoring inspections by the District Council.

The applicant’s agent responded to suggestions that the proposal amounted to overdevelopment of the site and suggested that the day room could be omitted from the application so that the proposal would not include any operation development. Assurance was given that the existing facilities, and those provided in the caravans, would be sufficient.

On this basis, the applicant agreed to submit an amended site plan, showing a revised layout for the proposed pitches and caravans, to also include a clear indication of the site boundary and drainage facilities.

The Parish Council representative reiterated its concerns with regard the suggested over-development of the site but confirmed that it would be happy to consider an amended site plan.

The District Council representative confirmed that the proposed development would help towards meeting its permanent pitch provision and advised that there are facilities available elsewhere in the region for transit pitches.

Members of the panel were of a mixed view over this proposal. They acknowledged how neat and tidy the current site is and that with a good access and road links, there is no highway objection. It was also noted how well the site was presently screened from views outside the site, with mature trees and hedges.

The conflict with local plan policy was however noted by the panel in terms of the identified need within the National Park, the location of the site outside the settlement boundary and the creation of new dwellings. The panel also noted that they should not be taking personal circumstances into consideration.

Some concern was expressed over the scale of the development although some felt it would be acceptable if the number of units was reduced. The proposal to omit the day room from the scheme was appreciated.

It was confirmed that the proposed touring caravans in each pitch would be used ancillary to the respective mobile home and that there would be no commercial use of the site. However, the panel questioned how far a ‘family use’ of the touring caravans would extend, and compared this with proposals for new residential units for extended family members elsewhere in the National Park. The panel also questioned how such a use would be monitored.

The panel sought clarification of how the site was currently drained and if and how this would need to change if permission was granted.

It was however acknowledged that granting permission would put the Authority in a good position in terms of assisting with permanent pitch provision in the region and providing for future need within the National Park.

An amended site plan, and details of the existing amenity block, were received in March and were sent out for consultation.

ENVIRONMENTAL HEALTH

The Environmental Health Officer has considered the amended site plan and has advised, as previously, that the site will require a licence and as such the separation distance between the units should be at least 6m and there should be at least a 3m separation from the boundary. The new plans have increased the separation distance between the various units, and he is satisfied that the units that will be licensable should meet the minimum standards.

It is understood from the applicant’s agent that it is now common that a static site will have touring vans shown as well, and the touring vans will not fall into the licensing regime. The Environmental Health Officer notes that touring vans 2 and 3 are still shown close together and suggests that ideally pitch 3 should be revisited and the touring van moved to the north west corner of the plot, however, he would suggest this is an advisory rather than a mandatory requirement.

PARISH COUNCIL COMMENTS

South Brent Parish Council no longer objects to this development on the grounds of over development, however, there are several issues which it considers need to be addressed, through conditions. This decision was reached after debating the following issues raised by councillors and parishioners:

•The site is not connected to the village of South Brent by any direct pedestrian or cycle path, it therefore does not meet the requirements of sustainable development or the NPPF recommendation that ‘priority should be given to pedestrians and cyclists’. If members are minded to grant this application, to improve pedestrian and cyclist safety, the installation of a 1.5m wide shared cycle/footpath connected to the existing path to the west of the entrance to Palstone Park recreation ground, should be a minimum requirement.

•A planning obligation to make the application acceptable within this community and to further improve walkers and cyclist’s safety would be the installation of a shared cycle/footpath from the application site in an easterly direction to the junction of Palstone Lane, thus completing the cyclical route used by walkers and cyclists around the edge of the village.

•Concerns have also been raised regarding the existing septic system which uses the parcel of land marked as a paddock as the drainage field, to which it is proposed to add a second septic tank and utilising the paddock as a drainage field for an additional four static caravans, particularly given the proximity of this paddock to an existing water course in the field below, does this site exceed the small-scale development as the number of people residing on site may exceed 15, and therefore does this meet BS 6297:2008. If granted, South Brent Parish Council request that this parcel of open space, which provides a natural buffer between this site and the adjoining open countryside, be retained, clear of any structures in perpetuity.

Should these conditions not form part of the recommendation to the Development Management Committee, then South Brent Parish Council would object to this application.

OFFICERS COMMENTS

The Parish Council’s comments are noted and indeed, it is proposed to protect the paddock to the east of the site by way of condition.

The Council’s concerns over the lack of continuous pedestrian or cycle path from the village to the site are acknowledged but the existing pathway that leads to the entrance to Palstone Park recreation ground does continue eastwards, albeit on the opposite side of the B3372 South Brent to Marley Head road.

The Council’s suggestion to secure a shared cycle/footpath from the application site in an easterly direction to the junction of Palstone Lane through a legal agreement is not considered appropriate in this instance.

In respect of strategic location, the site would conform to the principles of the Local Plan policies, and would appear to be a strategically suitable location for this type of development. Whilst in principle a scheme on this site may be acceptable, the current evidence does not, at a more strategic level, support a proposal of the scale proposed. The proposal exceeds the National Park pitch requirement of 0.2 per annum up to 2019 identified by the 2015 GTAA but there is likely to be little harm caused by the proposed intensification of use on the site in terms of its impact on the landscape and on the amenity and living conditions of local residents.

The site is relatively well located in terms of highway access and links to local settlements and the intensification in the use of existing sites is considered to be the preferred method of meeting need.

RECOMMENDATION

Notwithstanding the objections raised and comments above, given the existing permission on the site and the limited impact of the proposed additional development, it is not considered that a refusal can be sustained. It is therefore recommended that, subject to appropriate conditions, permission be granted.

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 04 MARCH 2016

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 04 MARCH 2016

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SITE INSPECTION REPORT

The case officer introduced the application before the Authority’s Historic Buildings Officer briefed the panel members on the planning and development history of the house.

Each of the eight windows was viewed in turn from the outside, described in detail by the Historic Buildings Officer and compared against photographs of the previous windows. Clarification was sought by Members as to which windows were approved as being replaced or repaired under the 2009 application.

It was noted by the panel that based on the earlier photographs, some of the windows were clearly in need of repair but also that some of the replacement windows were poorly fitting, of different design, proportions and, in one case, size to the previous.

The Historic Buildings Officer advised that the present uniform window style of recessed casements set in heavily chamfered frames has no historical association with the farmhouse and the stated justification for these windows being based on others in the region is not sound as the farmhouse is part of an historic farmstead located in a rural setting.

Members were advised that although different in appearance, the design of the windows will transpose to the inside of the building and so were considered equally important from this aspect.

Application No: 0018/16

Mary TavyListed Building Consent

Proposal: Replacement of seven windows and retrospective and amended

design for eighth approved additional window (WF07)

Location: Wringworthy Farm, Mary Tavy

Parish:Application Type:

District/Borough: West Devon Borough

Grid Ref: SX500772 Officer: James Aven

Applicant: Mrs A Roberts

That consent be REFUSEDRecommendation:

2

Reason(s) for Refusal

The proposed windows, by reason of their design and detailing, would have a harmful impact on the character, appearance and significance of the grade II* listed building with no over-riding public benefits to outweigh the harm presented. The proposal is therefore contrary to the Dartmoor National Park Core Strategy Development Plan Document and in particular policies COR1 and COR3, policies DMD1b and DMD8 of the Development Management and Delivery Development Plan Document and to the advice contained in The English National Parks and The Broads UK Government Vision and Circular 2010, the National Planning Policy Framework 2012 and the Dartmoor National Park Design Guide 2011.

1.

When asked about the changes to the frame dimensions, the applicant advised that the timber frames were increased in size for safety, security and insurance reasons, allowing the attachment of a more secure window latch.

The Parish Council representative did not wish to comment on the windows.

The Borough Council representative stated that the Council was concerned as replacement windows in listed buildings should reflect those at the time of listing and that the new windows bear no resemblance to those. He stated that the previous style should have been followed.

Members of the panel were generally of a mixed view over the replacement windows. It was considered by some that as the windows were not original, they had little concern over the replacements; others only had concerns over a few of the windows and at least one Member felt that they should all be replaced with a window design(s) more in keeping with the listed building.

APPLICANTS COMMENTS

The Authority received a letter from the applicants the day before the site inspection in which they comment on both the structural works and windows. With regard the latter, they state that the seven replacement windows under consideration have replaced earlier, 20th century windows and as this has been done on a like-for-like basis, they believe that the works did not require listed building consent.

The Authority accepts that the windows are of soft wood construction, with single pane and puttied glass, but these are not like-for-like replacements as Members will have noted from the ‘as existing’ photographs.

The applicants state that any modifications are minor and introduced to improve the lifespan, resilience and security of the windows. The frames have been made slightly wider to allow handles to be fitted to improve security and avoid distortion and warping.

The applicants have calculated the ratio of timber to glass in one of the proposed replacement windows and compared it with that in another window that the Authority has previously accepted in principle. The difference they state is between 2% and 7% however, they do not appear to have carried out the same exercise between the new windows and those they replaced. It should also be noted that the two windows differ considerably in design.

The applicants acknowledged that the replacement windows are not flush fitting but consider these to be in keeping with the projecting beads of an approved door in the building and three other windows in three different buildings on the property.

The applicants states that the replacement windows have been made by a local joiner based on a design approved by West Devon Borough Council and believe that a design found elsewhere in the area to be fitting. They disagree that they have introduced an unwelcome consistency to the windows as there is still a variety of styles and fastenings.

Reference is made to the listed building consent granted in 2009 for the replacement of seven different windows in the house which, the applicant’s state, proposed windows of a different design to those they were approved to replace. This consent however was subject to a

condition requiring full joinery details to be approved by the Authority prior to the works taking place which was never discharged.

Finally, the applicants challenge the Authority’s advice that it can only approve or refuse the application as a whole and suggest that this is not the case.

OFFICERS COMMENTS

Inspectors have a statutory power to make split decisions but there does not appear to be any corresponding statutory power in the relevant legislation for Local Planning Authority's to do the same. However it may be possible, on a case by case basis, to reduce the development by way of conditions.

Notwithstanding this, the applicants suggest that Members are asked to vote separately on each window so that those considered ‘acceptable’ could be the subject of a new LBC application.

To ‘pick and choose’ between windows of a similar design however could put the Authority in a difficult position at appeal should it resolve to approve some and refuse the others.

Members are aware that retrospective applications should be considered and dealt with the same as any other planning or listed building consent application. The fact that the works have already been carried out should not influence their decision on an application. Any decision must be based on material planning and design grounds and when considering works to a listed building, the statutory requirement to have special regard to the desirability of preserving the building, its setting and any features of special interest must be taken into account by the Authority when making its decision. Pragmatism in allowing the unauthorised windows to remain should not feature as a material consideration in determining the application for listed building consent.

When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. No other planning concern is given a greater sense of importance in the NPPF. The more important the asset, the greater the weight should be. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.

CONCLUSION

It is clear that the replacement of the windows represents a significant and material alteration requiring Listed Building Consent. It is for the applicant to demonstrate that any alteration to the design of the windows is appropriate in historic and character terms. The Authority and HE are firmly of the opinion that the new windows have harmed the special character and appearance of the Listed Building.

The proposal is considered to have a detrimental impact on the special interest of the grade II* listed building, causing harm to the significance of the designated heritage asset and its setting. It is therefore considered to be unacceptable and officers maintain their recommendation that consent should be refused.

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 01 APRIL 2016

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 01 APRIL 2016

SITE INSPECTION REPORT

The case officer introduced the application before the Authority’s Historic Buildings Officer described the structural works that had been carried out.

The panel noted the main beams and joists in the dining room and the lath and plaster ceilings that these supported. The panel was shown the ‘C’ section steel elements that have been attached to both sides of Beam 2 and the historic joists that have been cut off at one end and connected to a ledger within the hollow of the pre-formed steel. Members noted the now vacant joist holes in the beam and also the new joists that have been installed alongside the previous to carry the floor above and part of the ceiling below.

The new blockwork wall constructed beneath Beam 4 within the recess of the north wall of the dining room was noted as having been covered with a render finish since the officers’ last visit. This is an improvement on the bare concrete block that Members were shown at the Committee meeting but does little to remedy its harmful impact on the character, appearance and significance of the Grade II* listed farmhouse.

The new plasterwork was noted as extending out to and above the arched stone doorway in the north east corner of the dining room. This doorway is recognised as being in need of repair and it has been suggested by the applicant that the blockwork wall is required to support

Application No: 0102/16

Mary TavyListed Building Consent

Proposal: Structural repairs to ceiling, including strengthening works to beam,

insertion of new joists and construction of concrete block supporting

wall

Location: Wringworthy Farm, Tavistock

Parish:Application Type:

District/Borough: West Devon Borough

Grid Ref: SX500772 Officer: James Aven

Applicant: Mrs A Roberts

That consent be REFUSEDRecommendation:

3

Reason(s) for Refusal

The proposed concrete block supporting wall, by reason of its design and construction, and the raising of the historic joists would have a harmful impact on the character, appearance and significance of the grade II* listed building with no over-riding public benefits to outweigh the harm presented. The proposal is therefore contrary to the Dartmoor National Park Core Strategy Development Plan Document and in particular policies COR1 and COR3, policies DMD1b and DMD8 of the Development Management and Delivery Development Plan Document and to the advice contained in The English National Parks and The Broads UK Government Vision and Circular 2010, the National Planning Policy Framework 2012 and the Dartmoor National Park Design Guide 2011.

1.

this archway.

Clarification was sought by the panel as to what was included in this application and the case officer reminded Members that the application description included works to the ceiling, strengthening works to beam, insertion of new joists and the construction of the concrete block supporting wall.

The Historic Buildings Officer advised that he and Historic England considered the works to be “over engineered” as the beam and arched doorway could be independently stabilised. Whilst it was acknowledged that any structural solution would be likely to have some visual impact in the room, the construction of the block wall butted up against the arched doorway has resulted in the arch no longer being prominent, as well as being a significant intrusion into the room concealing part of the earlier wall.

The Parish Council representative did not wish to comment on the works.

The Borough Council representative stated that it was disappointing to see the extent of damage caused by the structural works considering the effort that had been put in to the 2013 applications, with no approval from the Authority or Historic England and no reference to the National Planning Policy Framework.

Members of the panel were of mixed opinion over the structural works that have taken place and which are the subject of this application. The majority were very concerned by the fact the works had taken place without the necessary consent and some were of the view that these works should be removed.

It was acknowledged that a number of options may be available with regard supportive works for the beams and ceilings but some Members felt that here was no significant difference between them in terms of their impact on the listed building and that on balance, the works were acceptable.

APPLICANTS COMMENTS

The Authority received a letter from the applicants the day before the site inspection in which they comment on both the structural works and windows. With regard the former, the applicants consider that the aesthetic/conservation aspect of the works cannot be disassociated from the engineering perspective. They state that the possible alternative ‘post’ solution has previously been considered by various parties and dismissed by their own engineer.

The applicants suggest that Members should thoroughly examine and consider the various engineer reports and suggestions that have been made before the application is determined. These reports include an explanation and details of why they proceeded with the construction of the blockwork wall, and why they dismissed other, alternative proposals.

Concern is expressed by the applicants that the visual balance of the room will be harmed by the introduction of a post against three historic doors and that this proposal has not been sufficiently considered by Historic England or the Authority.

Finally, the applicants state that the removal of the wall would present considerable risks to the

house and its occupants but in the event of this being required, the Authority would need to inform of its preferred alternative solution, based on structural calculations, and take full liability for the works.

OFFICERS COMMENTS

The proposal recently put forward by the Authority’s consultant engineer does include the erection of a supporting post but this would be under the northern end of Beam 2 and not against the historic doors. Furthermore, the Authority considers that this single timber post would have less of an impact on the character and form of the room than the blockwork rendered wall proposed.

As mentioned in the previous site inspection report, Members are aware that retrospective applications should be considered and dealt with the same as any other planning or listed building consent application. The fact that the works have already been carried out should not influence their decision on an application. When considering works to a listed building, the statutory requirement to have special regard to the desirability of preserving the building, its setting and any features of special interest must be taken into account by the Authority when making its decision.

Whilst it may be a pragmatic approach to allow the unauthorised works to remain, Members must put this out of their mind when considering harm to the listed building.

When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. No other planning concern is given a greater sense of importance in the NPPF. The more important the asset, the greater the weight should be. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification.

CONCLUSION

It is accepted that some structural works may have been required due to the effects of damp on structural timbers, but the extent of works and methods employed are not considered to be justified or acceptable.

Potentially less harmful solutions are available and have been recommended by the Authority's structural engineer that if implemented, would mitigate harm to the significance of the Grade II* listed building.

The proposed works are considered to have a harmful impact on the character, appearance and significance of the Grade II* listed farmhouse, with no over-riding public benefits to outweigh the harm, and it is therefore recommended that consent be refused.

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 01 APRIL 2016

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ORIGINAL REPORT TAKEN TO DEVELOPMENT MANAGEMENT COMMITTEE ON 01 APRIL 2016

The panel convened at Gooseford Farm where the applicant introduced the existing farmstead, its infrastructure and the farming operations which take place there. The panel then walked to the application site where the outline of the proposed dairy parlour building, hardstanding and track had been set out with stakes and string. The Planning Officer gave a brief summary of the application under consideration and the reasons for refusal.

The applicant’s agent explained the proposals form the first application in a series of applications which will establish a new dairy enterprise. The applicant described the proposed ‘New Zealand’ system of dairy farming, highlighting it minimises inputs, maximises outdoor grazing and, as such, locating the parlour building centrally within the pasture is critical to its viability. In answer to Members' questions it was established that milk leaving the site would be transported by a tanker entering from the site’s northern access, the scheme would require outside lighting, details of which have not been submitted, and the proposed hard surface will mostly rely on percolation for drainage of surface water.

The applicant’s landscape architect described the measures proposed to mitigate the scheme’s landscape impact, including cutting the hardstanding into the ground, reinstating the

Application No: 0671/15

South TawtonFull Planning Permission

Proposal: Erection of an agricultural building to house new dairy unit milking

parlour, together with hardstanding, collection yard and new access

track and landscaping

Location: Gooseford Farm, Whiddon Down

Parish:Application Type:

District/Borough: West Devon Borough

Grid Ref: SX674921 Officer: Jo Burgess

Applicant: Mr J Courtier

That permission be REFUSEDRecommendation:

4

Reason(s) for Refusal

The proposed agricultural building, hardstanding, collection yard and access track by virtue of their size, scale, form and isolated location in the landscape, would have a detrimental impact on the character and special qualities of this part of the Dartmoor landscape, and this impact would not be offset by the proposed mitigation. The proposal is contrary to policies COR1, COR3, DMD1b, DMD5 and DMD34 of the the Dartmoor National Park Development Plan and the advice contained in the English National Parks and the Broads UK Government Vision and Circular 2010 and the National Planning Policy Framework 2012.

1.

In the absence of comprehensive details of the proposed enterprise, it is not considered the applicant has proved a demonstrable need for the development that is proportionate to the use of the land. The proposal is contrary to policies COR2 and DMD34 of the the Dartmoor National Park Development Plan and the advice contained in the English National Parks and the Broads UK Government Vision and Circular 2010 and the National Planning Policy Framework 2012.

2.

medieval field pattern and planting areas of native tree and shrub woodland.

The Authority’s Trees and Landscape Officer responded by confirming reinstatement of the medieval field pattern would be beneficial. He went on to say, however, the development is not in keeping with the area's typical development pattern, which is characterised by nucleated settlements and clustered farm buildings located in the folds of hills. It was his opinion the proposal would have a harmful impact on the character of the landscape as viewed from multiple locations in the surrounding countryside and at a distance from the moorland to the south.

The applicant’s landscape architect explained the applicant had gone to significant lengths to develop a landscape scheme they believed mitigated the visual and landscape impact. He highlighted a rebuttal of Officer’s views is available for Members to view in the submitted Landscape Visual Impact Assessment.

The Parish Council stated they supported the benefits the proposal would bring to the local agricultural economy.

The panel commended the applicant on considering the venture in the current economic climate and were supportive of the enterprise in principle. However, all Members were concerned that the standalone parlour building and hardstanding would have a material impact on the landscape. All but one of the Members felt this harm would not be outweighed by the scheme’s benefits. Some Members also noted that even with comprehensive details of the scheme, it was unlikely a development of the scale proposed would be acceptable on this site. Officers stated that an offer to meet with the applicant and discuss possible alternative sites was of course still available.

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