Agricultural and commercial storage at Land (E) 428631 (N), 204548 Burford Road, Black Bourton

What was proposed

Retrospective permission was sought to use a building for storing agricultural and commercial equipment linked to a plant hire business.

“Application Details: Change of use of building for storage of agricultural and commercial equipment.”

Officer report

The site

The site adjoins the plant hire business, is separated by a hedge, and lies near a listed building but outside designated areas.

“The application site is adjoins the Lockhart Plant Hire site in Black Bourton but is separated by an established hedge.”

“The site does not lie in any designated areas; however the listed building 'Old Farmhouse' is within 100m to the east of the site.”

Officer report

Earlier planning history

The building was approved as an agricultural maintenance store, while related plant hire uses on adjoining land had also been approved or found lawful.

“22/01024/FUL - Construction of agricultural maintenance store. - approved…”

“There is also relevant history on the adjoining land that forms the yard and workshop for Lockhart Plant Hire Ltd.:”

Officer report

Why officers recommended approval

Officers considered the proposal acceptable in principle and found its design, landscape, highway, neighbouring amenity and heritage impacts acceptable.

“Policy OS2 also states that development should be: proportionate and at an appropriate scale to its context; form a logical complement to the scale and existing pattern of development; be compatible with adjoining uses and not have a harmful impact on the amenity of existing occupants; protect the local landscape; and conserve and enhance the historic environment.”

“Your officers are of the view that the principle of development is acceptable with regard to consideration of the material considerations such as highways, neighbouring amenity and landscape impact.”

Officer report

What consultees said

Highways raised no objection, ecology supported conditions, and environmental health accepted the noise report but identified possible wider-site intensification and proposed operating hours.

“The noise levels from the site are addressed in the report over one 23-hour period. The report notes that sound levels at the assessment point were influenced by 'Noise from LA Lockhart Site Operations: Occasional noise originating from vehicle movements at the development site, typically occasional HGV manoeuvring.' It is not clear whether this would be a typical day, in terms of level of noise and activity at the existing site, or whether additional noise at the site, from…”

“If acoustic barriers are proposed to address noise concerns, these might be effective at reducing noise from the whole site (not just the application site). Evidence for the effectiveness of such noise barriers would need to be supported by a suitable acoustic assessment and characterisation of noise from the existing operation.”

Officer report

Objections and applicant’s case

Concerns focused on business intensification, HGV movements, noise and biodiversity, while the applicant said the building would store equipment rather than operate as a workshop.

“The application will result in an intensification of the business; • The application will result in an increase in HGV movements through the village; • Noise impacts will increase; • There will be a negative impact on biodiversity.”

“The building was approved and as planned is used for the storage of a wide variety of kit some of which was externally stored at the new building location and other equipment owned and operated by the Company on a wide variety of agricultural and external work activities.”

Officer report

Who spoke

The planner presented the application, including the parish objection, site context, highway position, noise report and recommendation for approval.

Members’ discussion

Members discussed the site’s past use and its proposed wider use before a motion to approve was proposed and seconded.

“The Chair invited the Sub-Committee to discuss the application which raised the following points: • The chair clarified the use of the site in the past by the applicants and how the site would be used in the future with wider use. Councillor Adrian Walsh proposed the Sub-Committee approve the application in line with the officer recommendations. This was seconded by Councillor Phil Godfrey and put to the vote. Voting Record – the vote was unanimous.”

Minutes

The vote

The application was approved unanimously by the sub-committee.

“The Sub-Committee Resolved to: Approve the application in line with the officer recommendations.”

Minutes