Flexible industrial building at Land At Halfpenny Yard, Dolton

What was proposed

The application sought a 629-square-metre building for flexible general industrial and storage and distribution uses, with a 775-square-metre hardstanding area.

“Proposed Development The application seeks full planning permission for the erection of a building for flexible commercial use under Use Class B2 (General Industrial) and Use Class B8 (Storage and Distribution). The proposed building will measure approximately 31 metres in width by 20.3 in depth, with a ridge height of 6.8 metres and an eaves height of 5 metres. The total footprint of building will measure approximately 629 square metres.”

“The proposed development includes the provision of a hardstanding area to the south of the building measuring approximately 775 square metres.”

Officer report

The site and surroundings

The 0.44-hectare countryside site lies northeast of Dolton, beside a timber business, with agricultural land nearby and a home about 41 metres away.

“Site Description The application site measures approximately 0.44 hectares and is located within the Countryside, approximately 1.12 km (as the crow flies) to the northeast of Dolton, which is designated as a ‘Local Centre’ in the adopted North Devon and Torridge Local Plan (NDTLP). The site does not fall within any allocated land designation and there are no designated heritage assets within close proximity.”

“The site benefits from an extant permission for the erection of a storage and distribution building, to be used in relation to the existing business use of the wider site. The existing business consists of the processing and storage of timber to create dried firewood and the distribution to customers off site. The total footprint of building measured approximately 649 square metres.”

Officer report

Earlier permissions

Earlier applications included permissions for private vehicle parking, a forestry building, and a commercial storage and distribution building.

“1/0866/1997 CHANGE OF USE OF LAND FOR THE PARKING OF PRIVATE MOTOR VEHICLES PER 11.08.1997”

“Erection of commercial building for storage and distribution…”

Officer report

Why officers advised refusal

Officers considered the proposal large-scale, unrelated to an appropriate rural activity, poorly served by sustainable transport and unsupported by evidence of need or alternative sites.

“The proposed development is for the erection of a new, relatively ‘large-scale’ building for flexible B2 (General Industrial) and B8 (Storage and Distribution) within the Countryside. The development would not be considered a realistic diversification scheme, given that the applicant has recently been permitted to expand the operations, siting a requirement for additional space to carry out the business operations of the timber business.”

“Taking account of the location of the site (Countryside), the scale of development (large-scale employment), and the nature of the development (non-rural activity) and the lack of evidence demonstrating a need to shift away from the rural enterprise present/permitted (forestry business), the proposed development is considered to be an unsustainable location for economic development and in the opinion of your officers the proposal conflicts with Policies ST07 and ST11 of the…”

Officer report

The objection

One neighbour objected, citing errors in the applicant’s statement, highway safety and possible amenity effects from unrestricted industrial use.

“Number of neighbours consulted: Number of letters of support: Number of representations received: Number of neutral representations: Number of objection letters: 1”

“The public representation received are summarised below: Objection Comment - Errors in the applicant’s statement. - Impact on highway safety. - Unrestricted B2 Use and potential impact on amenity.”

Officer report

Who spoke

The applicant spoke in support, and Councillor Lock spoke as ward member in support.

Members’ discussion

Members stressed support for rural businesses, questioned the unrestricted use and rural connection, and considered conditions including operating and floorspace limits.

“The Principal Planning Officer noted the need to consider Local Plan policies. He explained that while the authority generally supports rural business – as shown by previous permissions on this site – the current proposal is for flexible B2 use with no definite rural connection. He also highlighted that the application does not demonstrate that there are no other suitable sites.”

“The Planning Manager outlined possible conditions – including limits on operating hours, restrictions on flooring areas, and a prohibition on selling goods to the public – which could be delegated to the Chair and Vice-Chair for agreement.”

Minutes

The decision

The committee granted the application, subject to officers finalising conditions in consultation with the Chair and Vice-Chair.

“That the application is granted subject to conditions being finalised by Officers in consultation with the Chair and Vice-Chair.”

Minutes