Policy Considerations C5 , C13 C17 New dwellings for farmworkers in the Green Zone, can be acceptable provided that they meet certain criteria and proximity to any existing buildings is such a criteria. Then policy actually states that there will be a presumption against proposals for new dwellings unless it can be demonstrated to the satisfaction of the Committee that it is essential for the running of the farm. The original application was refused in April 2004 because the Committee was not convinced that justification exists to allow new development on this agricultural holding to warrant making an exception to Policies C5 and C17. The Review Board found in favour of the applicant and the Committee then went on to approve the principle of the dwelling in Field 96. When it became apparent that a site that fells more easily within the Island Plan policies was in the ownership of the applicant the Committee refused the Detailed Planning Application on field 96. The Report from LC & ADC dated 7 October 2005reaffirms that the applicant’ agricultural circumstances have not changed since the issue of the Planning Permission in Principle and that that is desirable for him to live at the farm to manage the farm and its staff. The farm is where his buildings and equipment are and much of the land he farms is in the immediate area. Loss of agricultural land is a consideration. Land Use Implications There will be a loss of agricultural land but the applicant advises that an area of land in field 93 currently used for the storage of vehicles and farm machinery would be brought back into use if the accompanying application for a new shed is permitted. The existing farm shed would be sold to the applicant by his father if the application is successful. Size, Scale & Siting It is considered that the house is large being some 3,686 sq ft, even if it is to be screened by existing established plaiting and the provision of new landscaping. However, as part of his case the architect has identified a number of farmhouses that have been approved over the last 10 years and photographs of these and their relevant sizes will be available at the meeting. As a result of a meeting between the Case Officer and the architect, the proposed garage and workshop building measuring some 1,798 sq ft on 2 floors ancillary building has been removed from the scheme by the applicant as it cannot be regarded as a limited, ancillary building within the sprit of the countryside policies. The area of land shown as domestic curtilage has been reduced and the access track has been amended to reduce the impact on Field 97. Design & Use of Materials The house is contemporary and well designed and uses slate granite, render and timber. It is 11/2 stories high and the overall height is 8m. Impact on Neighbours The closets neighbours are the parents of the applicant and it is not considered that there would be an adverse impact on any other neighbouring properties. Access, Car parking and Highway Considerations It is the intention to demolish a small roadside building alongside the existing access to the farm and to utilise this for the house and shed. Foul Sewage Disposal Drainage details are satisfactory Landscaping issues There is already some established planting and the application includes a comprehensive landscaping proposal Other Material Considerations Mr Renouf farms 180v, a lot of it is early land and therefore more commercially viable and has an established business that at present relies on potoato production. He has a yearly contract with Jersey Royal (Potato Marketing) Co. Even if the contract was not renewed he is entitled to market his crop himself, about 6 other smaller growers market their crop quite successfully. A letter has been sent from the marketing group in which they state that Mr Renouf has made known his intention to diversify and it is their intention to support and help him in whatever way they can. They also state that they have no plans at present to change their supply arrangements with the applicant. There are also letters of support from Tesco from whom the applicant has a Certificate of Conformity. This was issued following an audit of the farm confirming that Rozel Farms Ltd received a Gold Status accreditation. The working methods of the farm need continual monitoring and appraisal which would be simplified if the applicant were residing at the farm, but also confirming his commitment to meeting ever increasing standards required by today’s’ markets. This Gold Status has been awarded to Rozel Farms Ltd for the last 3 years and only 3 other farmers in the Island have obtained such accreditation this year. At the height of the season there are 5 single, non-English speaking staff on site and 3 for the remainder of the year. Whilst the applicant speaks Portuguese his father does not. His father lives in the original farmhouse but is no longer actively involved in the running of the farm. Currently he is looking into the production of pork and the growing of top fruit with John Jackson the Livestock Advisor This is dependent on him receiving permission for a new dwelling and is also why he has not actively diversified as yet. The applicant has stated that if he cannot build here he will reluctantly leave the industry. He had considered beef production but whilst waiting to obtain permission for the new farmhouse, others have started beef production and by next year there will be enough beef animals to supply the demand. The applicant had considered growing asparagus but it is extremely expensive to grow and though he carried out a lot of research into this crop he needs to do more work before making the investments. Since the original application in 2003 the agricultural advice has always been that it is desirable that the lives on site to manage the farm. In the applicants case he advises that he needs to be on site to manage the staff and farm and in particular when the daily quotas for lifting potatoes comes into force. Often the order is not issued until 9 pm in the evening meaning that the applicant needs to assemble the necessary labour and machinery for the next morning. This task is hampered by the fact the he does not live on the farm (but at Sion). |