Application under Section 73a of the Town and Country Planning Act 1990 for the change of use of redundant agricultural buildings to commercial (class B8) use.

In accordance with his declaration at Minute No. 8, Councillor John Hurst-Knight left the room during consideration of this item.

The Technical Specialist Planning Officer introduced the application and with reference to the drawings displayed, he drew Members’ attention to the location and layout. 

Members had undertaken a site visit that morning and had viewed the site and assessed the impact of the proposal on the surrounding area.

Members noted the additional information as set out in the Schedule of Additional Letters circulated prior to the meeting which detailed comments from neighbours.

Mrs B Henley, a local resident, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Mr M Dady, representing Ryton and Grindle Parish Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Mr P Jones, representing Kemberton Parish Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Ms E Atwood, representing Sutton Maddock Parish Council, spoke against the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.

Mr G Manton, the applicant, spoke for the proposal in accordance with the Council’s Scheme for Public Speaking at Planning Committees.  In response to questions from Members, Mr Manton provided clarification on the ownership and the present and future management of the site.

In accordance with Council Procedure Rules (Part 4, Paragraph 6.1) Councillor Michael Wood, as local Member, participated in the discussion but did not vote. During his statement, the following points were raised:

·         There had been many objections to this retrospective application;

·         Would be contrary to the National Planning Policy Framework (NPPF);

·         There were currently 30 informal passing places on the route to the site from the B4379 compared to the five passing places now being proposed;

·         B8 usage on this site would not be appropriate; and

·         The large vehicles using the lanes made it impossible for walkers and horse-riders to coexist harmoniously.

In the ensuing debate, Members considered the submitted plans and noted the comments of all speakers.  In response to questions from Members, the Technical Specialist Planning Officer drew Members’ attention to the S106 Legal Agreement which would be enforceable if breached and advised that Apley Estates would have full control over the future occupation of the site.  The Solicitor explained that as Highways had raised no objections there would be a risk of costs on appeal.

RESOLVED:

That, contrary to the Officer’s recommendation, planning permission be refused for the following reasons:

·         The application site is not an acceptable location for a Class B8 Storage or Distribution use of the scale in operation, by reason of the long, narrow, single track routes, with tight bends and junctions, to/from the Class A and Class B road network which are unsuitable for use by large articulated heavy goods vehicle movements generated by the use. It is considered that the resulting conflict between heavy goods vehicle movements and other road users would not be overcome by the proposed provision of passing places and a traffic routing agreement.  The local road network and access to the site is not capable of safely accommodating the type and scale of traffic generated and the resulting adverse impacts upon highway safety are considered to be severe, contrary to Shropshire Core Strategy policy CS6 which seeks to secure safe developments, to saved Bridgnorth District Local Plan policy D6 and paragraph 32 of the National Planning Policy Framework. There are no other material considerations of sufficient weight to outweigh this harm.