Agenda item

Report of the Corporate Director (Public Protection, Planning and Governance).

Report of the Corporate Director (Public Protection, Planning and Governance) setting out the retention of existing racking structure with a reduced height of 4m and omitting the roofs.

The application site comprised an established timber merchant yard operated by ‘Wood Green Timber Company’.  The application site was located on the west side of Coopers Lane, close to Potters Bar.  The site was adjoined to the south by an access road leading onto Coopers Lane, beyond which was an open field.  Two residential properties also faced onto the access road, almost opposite the application site.  To the immediate west of the application site was a recycling centre, with open land and the Old Owens Sports Ground beyond.  To the immediate north was the access road and car park to the sports ground, and a parcel of open land.  To the east, the land was mostly open fields with occasional pockets of woodland.  The character of the area was described as being semi-rural.

The application had been presented to the Development Management Committee because Northaw and Cuffley Parish Council had objected to the proposal.

Reasons for refusal:

‘The racking structure, by virtue of its location, scale and form, represents inappropriate development within the Green Belt and has a harmful effect on the openness of the Green Belt.  No very special circumstances exist.  As such, this development is contrary to Policy GBSP1 of the Welwyn Hatfield District Plan 2005 and National Planning Policy Framework 2012.’

‘The racking structure, by virtue of its location, scale and form, represents an incongruous and harsh addition relative to the semi-rural character and visual amenities of the existing area.  As such, this development represents a poor standard of design which would detract from the character of the existing area and its local landscape character, contrary to Policies D1, D2 and RA10 of the Welwyn Hatfield District Plan 2005 and National Planning Policy Framework 2012.’

Mr Lane, (Agent) spoke in favour of the application.

Mr Butters, (Objector), spoke as a neighbour against the application and Officer’s recommendation due to the inappropriateness of the development in the green belt and the traffic issues caused to the neighbouring residences by the large heavy goods vehicles and other vehicular movements associated with the business in what was a very narrow country lane.

Mr Holt, on behalf of Northaw and Cuffley Parish Council, spoke against the application, reiterating the objections made in the statement from the Parish Council.

Councillor Bernard Sarson, as Ward Member, spoke against the application, supporting the views put by the Parish Council and neighbouring residential properties.

Members raised the following concerns regarding the application.

•      Health and Safety concerns regarding the height and access by the Fire and Rescue services.

•      It would be impossible to enforce against the planning conditions proposed in the application.

•      The current development was unlawful and the proposal to reduce the height of the racking structure would still be detrimental and harmful to the openness of the Green Belt 

•      The proposal would represent inappropriate development in the Green Belt and would be contrary to planning policies.

It was then proposed by Councillor J.Boulton, seconded by Councillor A.Chesterman and on being put to the vote was lost (4 voting for and 9 against the Officer’s recommendation).

Members expressed the following views.

The criteria for very special circumstances was not met which would result in inappropriate development in the Green Belt; and would continue to cause significant traffic issues in a residential area. 

It was then proposed by Councillor S.Wrenn, seconded by Councillor P.Shah and

RESOLVED:

(10 voting for and 3 against)

That notwithstanding the Officer’s recommendation for approval the planning application be refused for the following reason:

The racking structure by virtue of its location, scale and form, represents inappropriate development within the Green Belt and has a harmful effect on the openness of the Green Belt. The very special circumstances advanced by the applicant are not considered to outweigh the identified harm. As such, this development is contrary to Policy GBSP1 of the Welwyn Hatfield District Plan 2005 and the National Planning Policy Framework 2018.