Agenda item

Conversion of existing pole barn to store room and construction of new workshop (216sqm) to rear [Haxby and Wigginton Ward].

Members considered a full application, submitted by Martin and Karen Halliwell, for the conversion of an existing pole barn to a store room and the construction of a new workshop (216sqm) to the rear.

Representations were received from the Applicant who said that the company had been established since 2001. He felt that if he were forced to relocate outside of York he would have to build up his business again.

Officers asked the Applicant the nature of his business and he responded that it was high pressure water cutting and was therefore classed as an engineering firm.

Some Members felt that this kind of development was not suitable for the green belt in any circumstances and others felt that there were exceptional circumstances in this instance and it was a laudable use of vacant buildings.

Councillor Hyman requested that the minutes record his vote as being against approval of the application.

RESOLVED:             That the application be approved with the following conditions.

1.       The development shall be begun not later than the expiration of the 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.       Notwithstanding any proposed materials specified on the approved drawings or in the application form submitted with the application, samples of the external materials to be used shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.  The development shall be carried out using the approved materials.

                                          Reason:  So as to achieve a visually cohesive appearance.

3.       This permission shall operate for the benefit of Martin and Karen Halliwell only and the use of the new workshop hereby approved shall be terminated at such time as Martin and Karen Halliwell cease to occupy the premises.

Reason: In view of the personal circumstances of the applicant, and to enable a viable light engineering business to be established on the site.

4.       Prior to the development hereby permitted being brought into use, the existing access serving the site shall be reconstructed with 7.5 m radius kerbs to give a minimum access width of 6m and that part of the access extending 20m from the carriageway shall be constructed to the satisfaction of the Local Planning Authority and in accordance with City of York Highway Authority standard detail STD.1.

Reason: To ensure a satisfactory means of access to the site for all classes of users of the site and in the interests of highway safety.

5.       Prior to the commencement of the development hereby permitted the surface water drainage ditch at the access to the site shall be piped-in to the specification of the drainage authority and the satisfaction of the Local Planning Authority.

Reason: To ensure a satisfactory arrangement of surface water and highway drainage in the interests of the amenity of the area and to ensure the structure can satisfactorily bear the traffic loads associated with the proposed use.

6.       Any gates shall be erected a minimum distance of 20 metres back from the carriageway of the existing highway and shall open into the site.

Reason:  To allow a vehicle entering or leaving the site to stand clear of, and thereby avoid obstructing the public highway, in the interests of road safety.

7.       Prior to the development coming into use, all areas used by vehicles shall be surfaced, sealed and positively drained within the site, in accordance with details which have been previously submitted to and approved in writing by the Local Planning Authority.

Reason:  To prevent the egress of water and loose material onto the public highway.

8.       The building shall not be occupied until the areas shown on the approved plans for parking and manoeuvring of vehicles (and cycles, if shown) have been constructed and laid out in accordance with the approved plans, and thereafter such areas shall be retained solely for such purposes.

Reason:  In the interests of highway safety.

9.       Prior to the development commencing details of the measures to be employed to prevent the egress of mud, water and other detritus onto the public highway, and details of the measures to be employed to remove any such substance from the public highway shall be submitted to and approved in writing by the Local Planning Authority. Such measures as shall have been approved shall be employed and adhered to at all times during construction works.

Reason:  To prevent the egress of water and loose material creating a hazard on the public highway.

10.   Prior to the commencement of the use hereby approved, provision shall be made within the site for accommodation of delivery/service vehicles in accordance with the approved plans. Thereafter all such areas shall be retained free of all obstructions and used solely for the intended purpose.

Reason:  To ensure that delivery/service vehicles can be accommodated within the site and to maintain the free and safe passage of highway users.

REASON:                  That the proposal, subject to the conditions listed above, would not cause undue harm to interests of acknowledged importance, with particular reference to:

- visual appearance

- highway issues

- neighbour amenity

- the personal circumstances of the applicant

As such the proposal complies with Policies GP1, GB1, GB3 and GB11 of the City of York Local Plan Deposit Draft.

                                    INFORMATIVE:

You are advised that prior to starting on site consent will be required from the Highway Authority for the works being proposed, under the Highways Act 1980 (unless alternatively specified under the legislation or Regulations listed below).  For further information please contact the officer named: