Application under Section 73A of the Town & Country Planning Act for the retrospective change of use of existing farm buildings, in addition to the conversion of an existing barn, use of existing toiler/shower facilities, creation of an informal car parking area, associated and ancillary works to allow weddings and events at Stanford Farm.

Councillor Ed Potter, the local ward Councillor left the table and did not take part in the consideration of, or voting on, this item.

The Area Planning Manager introduced the application under Section 73A of the Town & Country Planning Act for the retrospective change of use of existing farm buildings, in addition to the conversion of an existing barn, use of existing toiler/shower facilities, creation of an informal car parking area, associated and ancillary works to allow weddings and events at Stanford Farm and confirmed that the Committee had undertaken a site visit on 25 May 2017 to assess the impact of the proposed development on neighbouring properties and the surrounding area. The Area Planning Manager explained that at the Central Planning Committee meeting held on 25^th May 2017, Members resolved to defer the application to allow Shropshire Council Highways the opportunity to comment on the traffic management plan submitted by the applicant.

The Area Planning Manager drew Members’ attention to the Schedule of Additional Letters which included representations from the applicant, neighbouring property owner, Shropshire Council Highways and the case officer. He explained that the conditions as detailed in the Officer’s report and the Schedule of Additional Letters had been revisited by Officers and advised Members that if they were minded to grant permission Conditions 1, 6, 9, 10 and 13 should be reworded as follows:

1. The use hereby permitted shall be for a limited period ending on the 31st December

     2019 and the use hereby approved shall permanently cease on that date.

     Reason: To enable the local planning authority to give further consideration to the

     acceptability of the proposed use.

6.    Prior to the hosting of any further events at Stanford Farm, full details of the location

       and sizing of the existing and proposed means of foul drainage shall be approved in

       writing by the LPA, including appropriate percolation tests to ensure that it can cater

       for the new development. The sizing of the drainage solution should be designed to

       cater for 200 persons and in accordance with the Building Regulations H2. The

       development shall thereafter be carried out strictly in accordance with the details

       agreed.

       Reason: To ensure that the foul water drainage system complies with the Building

       Regulations H2.

9.   Prior to the hosting of any further events at Stanford Farm a scheme for the provision

       of storage, prior to disposal, of refuse, crates, packing cases and all other waste

       materials shall be submitted for the approval of the local planning authority. The

       approved scheme shall be implemented prior to hosting any further events at Stanford

       Farm and complied with thereafter for the lifetime of the permission.

       Reason: In the interests of residential and visual amenity.

10. Within 6 months of the date of this permission, the following access/highway works

       shall be completed in accordance with full engineering details which shall first be

       submitted to, and approved in writing by, the local Planning Authority: -

(i)        The resurfacing/reconstruction of the highway crossing within the junction

bellmouth serving the site from the County road.

(ii)     The provision of two vehicle passing bays within the highway verge between the

site access and the junction with Pecknall Lane,

(iii)    A scheme of direction signing for the proposed events, including sign content,

precise locations along with any necessary permissions or consents.

       Reason: In the interests of highway safety.

13. The use of the buildings labelled 'Bull Barn', 'The Stables' and 'Cow House' and the

associated land edged in red on the approved block plan shall be used for the

purposes of events and functions, inclusive of weddings, only. A maximum of 20

functions/events per calendar year shall take place during calendar years 2018 and

2019.

Reason: To preserve the amenities of the area and highway safety/ free flow of

traffic.

Mr David Richards, on behalf of the neighbouring property owner and local residents spoke against the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

Mr Rob Price, on behalf of the Applicant spoke in support of the proposal in accordance with Shropshire Council’s Scheme for Public Speaking at Planning Committees.

In response to Members concerns in relation to the impact of the proposal on the amenity of local residents, the Area Planning Manager referred to Condition 8 and explained that if complaints were received in relation noise, the premises would be monitored and enforcement action would be taken if it was found that the condition had been breached.

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  In response to concerns and in order to protect the amenity of local residents Members considered that the length of the temporary permission should be reduced to 2 years and 3 months, that the number of events be limited to 20 per calendar year and the timescale for the completion of the highway/access works be reduced from 9 months to 6 months.

RESOLVED:

That as per the Officer’s recommendation temporary planning permission be granted but for a reduced period of 2 years and 3 months subject to:

·      The Conditions as set out in Appendix 1 of the report;

·      The rewording of Conditions 1, 6, 9,10 &13 as detailed by the Area Planning Manager;

·      An additional amendment to Condition 10 to reduce the timescale for the completion of the highway/access works from 9 months to 6 months; and

·      An amendment to Condition 13 to limit the number of events from 28 to 20 per calendar year only.