Agenda item

Erection of farm shop and tea room with associated parking and landscaping. (resubmission) [Rural West York Ward] [Site Visit]

Members considered a full application by AP and JE Sykes for the erection of a farm shop and tea room with associated parking and landscaping (resubmission).

Officers advised the Committee that they were in receipt of revised plans (Drawings 002E 003E and 004C) which showed a relocated staff cycle store in the delivery yard area, the change in surfacing around car parking area (areas of grass and re-enforced grass specified), resin bonded gravel surfaced walkways to the building and that the visibility splay had been amended. They also advised that the italic text in condition 3 be deleted from the condition and recommended an additional condition requiring the tea room to be confined to the area shown in drawing 09004 002E and that standard condition HT1, with a height restriction of 4.3 metres, be added.

A letter from the owners of “Food From the Farm” in objection to the application was circulated to Members, as they were not able to attend the meeting to speak. This indicated concern over issues of competition but also questioned whether the applicants would be able to adhere to the condition requiring that 85 percent of the annual turnover should come from sales of produce grown/reared at the agricultural holding and Askham Bryan College. In response to issues raised in this letter, officers advised that competition was not a planning consideration and confirmed that the 85 percent of annual turnover was covered by draft condition 3.

Representations were received from the agent in support of the application. She advised Members that this was a genuine family business and diversification scheme and that sustainability was embodied in the proposals. She stated that flexibility was required as it was impossible to deliver everything immediately but time was needed to put systems in place and in particular establish a cereal crop. She suggested that Members may like to impose an additional condition which would require them to carry out an audit at the end of 2 years to ensure that they were producing the correct range of produce as detailed in their supporting statement. She advised the Committee that they would offer Askham Bryan College students the opportunity to gain management experience at the farm shop. She stated that they had received 29 letters of support and a petition in favour of the proposals which had been signed by existing pick-your-own customers. She answered specific queries from Members regarding the range of produce which would be sold.

Members noted the contents of the correspondence submitted by a neighbouring farm shop but agreed the main issue raised in this was regarding competition which was not a planning consideration. They stated that the location for the Farm Shop was good and acknowledged that there was a sound business plan in place but that the owners would not be able to achieved the 85 percent until after two years, in part due to the need to produce a cereal crop.

RESOLVED:             (i)         That the application be approved subject to the conditions listed in the report and the amended condition below and the additional condition referred to in (ii).

(ii) That a further condition be added, the wording to be agreed in conjunction with the Chair, to stipulate that after two years an audit to be carried out to identify whether the business has achieved the required 85 percent of the annual turnover from sales of produce that has been grown/reared at the agricultural holding or Askham Bryan College.

Amended Condition

The tea room shall be confined to the area shown on drawing 09004 002E.

Reason: To ensure the tea room facility remains ancillary to the principle use of the building, in accordance with national policies PPS2: Green Belts and PPS4: Planning For Sustainable Economic Growth.

Standard condition HT1: height restriction of building – not to exceed 4.3 metres

REASON:                  The proposal, subject to the conditions listed in the report and the amended condition above, would not cause undue harm to interests of acknowledged importance, with particular reference to the principle of the proposed development, the openness of the green belt and highway safety.  As such the proposal complies with Policies SP1 General principles, SP2 The York Green Belt, GB1 Development within the Green Belt, GB12 Shopping development outside settlement limits and SP6 Location strategy, of the City of York Development Control Local Plan and national policies PPG2: Green Belts, PPS4: Planning For Sustainable Economic Growth, PPS7: Sustainable Development in Rural Areas.