Policy Considerations In respect of the proposed agricultural buildings, Policy C16 confirms that there will be a presumption against proposals for new agricultural buildings unless it is demonstrated that the proposed development is essential to the needs of agriculture and cannot be met in existing buildings elsewhere. Furthermore, where new building is justified, it shall be located within or adjacent to an existing group of buildings, unless it can be demonstrated that a more isolated location is essential to meet the needs of the holding, shall not unreasonably affect the character and amenity of the area, include the provision of satisfactory drainage and other service infrastructure and not lead to unacceptable problems of traffic generation, safety or parking. In respect of the proposed agricultural dwelling, Policy C6 states that applications for the development of new dwellings will not normally be permitted unless it is demonstrated to the satisfaction of the Committee that the development is essential to meet agricultural needs and cannot reasonably be met within the built-up area or from the conversion/modifications of an existing building. Policy C17 states that there will be a presumption against proposals for dwellings for agricultural workers in new and permanent buildings unless it is demonstrated that the proposal is essential to the proper function of the farm holding; cannot be provided on a site within the boundary of the built-up area and still meet functional need; is of a size appropriate to its functional need; will not unreasonably affect the character and amenity of the area; will not have an unacceptable visual impact; will not have an unreasonable impact on neighbouring uses and the local environment by reason of visual intrusion or other amenity considerations; includes the provision of satisfactory mains drainage and other service infrastructure and is in accordance with other principles and policies of the Plan. The key issue is whether or not the dwelling is essential. In this respect, the RES has concluded that the submitted business plan confirms that a temporary dwelling on the proposed small holding is desirable to allow the applicant to manage the unit and to maintain the welfare of the animals. Land Use Implications The site remains in agricultural use albeit with the addition of buildings, including a residential unit to serve the proposed holding. Size, Scale & Siting The new farm building range will comprise a ‘U’ shaped configuration measuring 26.215m long x 20.118m wide x 3.624m high (or 4.959m to the top of the vent tower). The building will be contained around a courtyard. Internally, the building will contain a sheep shed; a room for the storage of animal feedstuff; an office; egg, lamb and apple storage room with freezers; a room for apple juice processing and bottling; a room for the plucking and processing of table birds areas for the incubation of baby chicks, chick rearing and a chicken shed for table birds. Finally, there are two areas of the building for the storage of a sheep trailer and a tractor. The building will be located within Field 1566 away from residential properties. The proposed temporary accommodation will comprise a single building measuring 7.670m square x 4.237m high and contain a lounge, bedroom, bathroom, pantry and a kitchen and dining room. It will be sited some 4m directly to the south of the proposed farm building range. There will be a parking area for vehicles to the front of the accommodation building, accessed from the main access drive from Rue de La Golarde by a 4m wide access drive. The proposed development will not be harmful to the character and appearance of the Countryside Zone. Design & Use of Materials The farm building will be a sectional timber clad building with a corrugated fibre cement sheeted roof, set at a 20 degree pitch. Whilst the building arguably presents itself more as a range of stables than a building for the proposed uses, its design and appearance is nevertheless acceptable in this location. The proposed temporary accommodation building will be timber framed and clad to match the adjoining farm building. It will also contain slate grey roof shingles. The building will be required to be insulated to provide habitable living conditions. Impact on Neighbours The site in field 1566 is relatively isolated being over 100m from any other dwelling and as a consequence, the proposed buildings location will not have an unreasonable impact through overbearing or overlooking to any neighbouring properties. The vehicular access will be located some 16m to the south east of a property known as ‘Brookfield’. There is also a property known as ‘La Ruette’ to the north. Whilst there will be increased activity from this access, it is considered that this activity will not have any undue effect on the amenities of the occupants of those properties. Access, Car parking and Highway Considerations Previously, the Highway Authority for La Rue de la Golarde (Parish of St. Lawrence) had no objection to the formation of a new access off this road. The submitted scheme has indicated that an access can be provided with visibility splays, but a condition requiring more precise details on how the visibility splays will be provided and any required engineering works will need to be imposed. The main buildings are served by a 240m long access drive, some 3m wide and constructed in hardcore and hoggin. There are no details of any proposed passing places or any precise details of any car/vehicle parking provision on site to serve the development and this will also to be conditioned accordingly. Foul Sewage Disposal It is proposed to connect the development to a foul sewer and the applicant has previously demonstrated that enquiries have been made to T&TS to provide a connection. Surface water will be directed to soakaways. Precise details of these arrangements, which will involve the foul drainage being provided down the long access drive, will need to be conditioned accordingly. Landscaping issues The area is characterised by open fields with traditional boundaries between. The new buildings to be erected will need to be effectively screened to reduce their visual impact on the countryside. No landscaping details have been submitted and this detail will need to be conditioned accordingly. Other Material Considerations None. |