Agenda item

This application is for a change of use of agricultural land to form an extension to the operating area of an established haulage yard.

 The application is part retrospective in that the area of land has already been extended to the west and partly to the south and whilst this application reflects that, it also encompasses a further additional area to the south. [Strensall] [Site Visit]

Members considered a full application from Mr John Rhodes for a change of use of agricultural land to form an extension to the operating area at Rhodes Haulage yard.

Officers informed Members that the Parish Council had not raised objections to the application but had wished for the portable units on the site to not exceed 1 unit when stacked, if it was approved.

Representations in support were received from the agent to the applicant. He stated that the main focus of the business was as a haulage yard but that temporary storage had always been provided alongside this. He also added that a full transport consultation report identified that the current site did not accommodate all vehicles.

The applicant, who was in attendance, told Members those other sites had not been considered for the extension because of unavailability when the yard was first created. In response to a question of how the bunding on the site would affect the openness of the land, the applicant responded that the bunding would not be visible and that it would appear like woodland.

Some Members felt that the proposal to screen the site could increase the habitat for wildlife. They also felt that there would not be a detriment to the site and that by approving the application, the size of the site would be limited from further expansion. They considered that the expansion would help safeguard the future of the business and the jobs and that the impact on the Green Belt was limited, particularly if screened. In relation to the height of the portable units, Members suggested that the maximum height be 2 units high when stacked.

RESOLVED:             That the application be approved subject to the following conditions;

1             The development shall be begun not later than the expiration of three years from the date of this permission.

Reason:  To ensure compliance with Sections 91 to 93 and Section 56 of the Town and Country Planning Act 1990 as amended by section 51 of the Compulsory Purchase Act 2004.

 2            The development hereby permitted shall be carried out in accordance with the following plans:-

Drawing titled Site Plan dated 08/07/2009.

Drawing no: 5566-01 Rev. A - Proposed Site Layout.

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

 3               Notwithstanding the details submitted with the application, full details of screening and landscaping proposals around the approved area shall be submitted to the Local Planning Authority within 2 months of the date of this permission. These details shall be agreed in writing by the Local Planning Authority and the agreed details implemented in full within 6 months of the date of that agreement unless an alternative timescale for implementation is otherwise agreed in writing by the Local Planning Authority beforehand. This approved scheme shall be retained in full thereafter. Any trees or plants which within a period of five years from the completion of the landscaping scheme die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason. To ensure that the site is screened, in the interests of the visual amenity of the Green Belt.

 4            No portable buildings or containers shall be stored or stacked more than two high on any part of the approved site area.

Reason. In order to protect the visual amenity, openness and character of the Green Belt.

 5            Only vehicles related to the business being carried out on the premises shall be serviced, repaired, or parked on the site.

Reason - In order that this development does not further expand to the detriment of the visual amenity of the Green Belt.

 6            Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. These details shall be agreed in writing by the Local Planning Authority prior to any new interceptors being installed.

Reason;- To prevent pollution of the water environment.

 7            Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the largest tank plus 10%. If there is multiple tankage, the compound should be at least equivalent to the capacity of the largest tank or the combined capacity of the interconnected tanks, plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework shall be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge downwards into the bund.

Reason. To prevent pollution of the water environment.

 8            The number of vehicles operated by this business shall at no time exceed 25.

Reason:- In the interests of highway safety and the visual amenity of the Green Belt.

NB: As the application is in the Green Belt it would need to be referred to the Secretary of State before a decision is issued.

REASON:                  Due to the economic difficulties faced by relocation of the business, and because the site would be well screened.