W/09/02556/PN
405957.58
247166.71
Parish: Offenham
Bretforton & Offenham
Land at, Gibbs Lane, Offenham
Building Design Services
Cllr Keith N Wright
1. Site Description and Details of Proposal
The application site consists of agricultural/horticultural land north of Offenham and in the vicinity of the River Avon. The area is flat and fairly open, although it is relatively isolated from the road network. Access is obtained from Gibbs Lane which is a roughsurfaced no-through road connecting the site to the northern end of Main Street in
Offenham. The proposal consists of 19 polytunnels, which measure 54 metres in length, 9.3 metres wide and 3.6 metres high, arranged in a single row and sited adjacent to the existing (83) polytunnels on the site. The total floor area of the proposed tunnels is therefore in excess of 12,800m² or 1.28 hectares.
The agent has submitted the following Design and Access statement in support of the application:
"Site Development
Polytunnels were introduced to this site in 1999, initially as an experiment to extend the growing season of delicate summer crops, and reduce the amount of imported produce. The site has now developed and is an integral part of an operation for producing produce throughout the Vale and South Warwickshire. It is of significant importance as locally grown produce to be harvested during periods when it cannot be grown outdoors allowing the grower to service the food industry locally and nationally.
The current proposal is to erect a further 19 tunnels which will be bounded on 2 sides by the existing tunnels. They will use the existing infrastructure, both human

resources, and operational plant and machinery.
The development has now been successful for 10 years, reducing the fuel miles for produce which has to be sourced from the continent when not produced locally, greatly reducing the carbon footprint of the produce. The produce also takes far less time from point of harvest to the consumer.
Land usage
Growing of summer vegetables.
Statement of existing growing conditions on the land
On the land subject to this planning application produce is presently grown out of doors. Planting takes place in late March / early April. It is not possible to plant earlier due to the risk of losing the crop due to frost. Harvesting is from early June to
September. The remainder of the year the land is prepared for the next year’s crops.
Reason for the erection of tunnels
To extend the growing season by approximately 8 weeks each end, giving extended use of the land, extra supply to local companies, principally Kanes Products in South
Littleton, reducing the amount of imported produce. The tunnels also protect more delicate crops being produced to avoid importing from abroad.
The Proposal in Detail
At present the produce grown on the piece of land referred to in this application is all grown out of doors. The period of production depends on the prevailing weather conditions. The majority of the produce is sold to one company locally and when the produce is not available locally it has to be imported. The imported produce tends to be imported from abroad by lorries.
On open land the ground conditions and air temperature are not well suited to the growing of summer vegetables until March / April, with harvesting from May onwards.
Similarly, at the end of the growing season, planting can only take place up to a time when cold weather will not adversely affect crops prior to harvesting.
At present, when it is not possible to use locally grown produce, it is imported from abroad where the weather conditions are more suitable. However, if the land on which summer produce is to be grown is protected it is possible to plant earlier and harvest later in the calendar year. It also allows the produce of more delicate crops.
By careful monitoring of the weather conditions the tunnels will extend the growing season by up to 8 weeks at each end giving a total of 16 weeks additional production.
To ensure that the proposal operates efficiently both for the grower, and the merchant, it is important that the produce to be grown is sufficient in volume to satisfy demand.
The tunnels presently in use do not satisfy demand.
A drawing is attached to the application showing the tunnels in detail. The drawing shows the tunnel in section including the ground anchor, and it can be seen that the sections of netting that will be in use as a wind protection strip, are approximately 1000 millimetres above ground level. Please note that this netting is above the highest known flood level on the site and it has been shown that this will not impede the storage of floodwater. The ground anchor is simply fixed into the ground and the remainder of the metal sections slot into each other. While, it is appreciated that the
Planning Authority policy is that tunnels are permanent structures, it should be noted

that this type of structure does have a limited life span, in particular the polythene, which has to be replaced on a regular basis. When in operation they will act in the same manner as a cloche, or polythene ground sheet, covering and warming the ground and protecting the plant.
The proposal will result in a reduction, although only slight, in the number of large lorries bringing imported produce into the Vale. It will assist local companies to compete more effectively, helping to create more jobs. Both the Applicant and his
Merchant are aware of Wychavon's commitment to create opportunities in the Vale, and ask for your co-operation in granting an early permission for the erection of tunnels.
A tunnel that is in use can be shown to either members, or officers, by prior appointment, demonstrating clearly the open aspect of the structure to a height above the highest recorded level of flooding.
Please note that due to the suitable ground conditions my Client now has total control of approximately 45 hectares on land off Gibbs Lane, and in addition he has access to a further 3 lots of 14 hectares, 8 hectares and 7 hectares. The total area of polytunnels upon completion of phase two of the proposed development will be approximately 6.5 hectares, approximately 13% of the holding.
Surface Water Run Off
The run off from the site will be equivalent to a green-field site. The polytunnel is designed in such a way that all runoff of rainwater discharges in such a manner that it runs directly onto land at the base of the tunnel, where it discharges directly to the earth where it is absorbed both inside and outside the tunnel wall, effectively part irrigating the interior of the tunnel. This manner of discharge has been used on the adjacent phases on this site and all surface water is absorbed into the ground. The area between the tunnels has no form of surfacing so that the surface water can discharge direct as in green-field conditions. In times of high run off the adjacent ditch course will accommodate any surplus.
Landscaping
The proposed site is well screened from the village by virtue of its location and the topography. The land on which the tunnels will stand is historically an open area of fertile land, which has been used for growing vegetables. Hedgerows have not been present on this site for many years, as the land is used intensively for agriculture on open flood plain adjacent to the river. All the land in the immediate vicinity of the tunnels is currently used for growing vegetables. The new tunnels are in the centre of the site and bounded and screened by existing tunnels. The visual impact will be minimal.
Access and Traffic Flows
The proposal is to grow vegetables under cover to extend the growing season, and to increase cropping security by virtue of protection against the weather for more delicate crops. The land is currently under cultivation and so the proposal will not generate more traffic. The applicant currently uses a small refridgerated lorry to transport crops off site, together with a minibus to transport workers. The farm vehicles used to cultivate the land are predominantly kept on site. By virtue of the fact that all the tunnels are in one location, all machinery used in the cultivation of the land both outdoors and under cover remains on site for long periods, thus reducing the number of vehicular movements by agricultural vehicles. The produce both outdoor and under cover is taken from site by lorry and so vehicular movements will not increase but take

place over different periods. Similarly, the operatives who use the site will be on site for the whole of the working day."
The application appears on the Agenda since the site area exceeds one hectare and is classified as a Major application.
2. Planning Policies
Worcestershire County Structure Plan
Relevant Policies are:
Policy CTC.1 (Landscape Character)
Wychavon District Local Plan June 2006
Relevant Policies are:
Policy GD2 (General Development Control)
Policy SUR2 (Landscape Design)
Policy ENV1 (Landscape Character)
Policy ENV8 (Protection of Trees, Hedgerows and Woodlands)
Policy ENV19 (Surface Water Run-Off)
Policy ECON7 (Agricultural Buildings, Structures and Associated Works)
West Midlands Regional Spatial Strategy
Relevant Policies are:
Policy QE3 (Creating a High Quality Environment for All)
Policy QE6 (The Conservation, Enhancement and Restoration of the Region's
Landscape)
Government Policy
Planning Policy Statement 25 - Development and Flood Risk
Parish Plans
None
Supplementary Planning Guidance/Documents
Water Management SPD
3. Planning History
W/98/1608/PP - erection of polytunnels - Allowed on appeal 1/11/99
W/99/1128/PP - erection of four polytunnels - Withdrawn 11/2/00
W/02/01675/PN - erection of polytunnels - Approved 3/12/02
W/03/01943/PN - erection of polytunnels - Approved 8/1/04
W/06/01902/PN - erection of polytunnels - Approved 1/2/07
W/07/02207/PN - erection of polytunnels - Approved 6/3/08
4. Consultation Responses
Parish Council:
Concerns have been raised in relation to the possible effect of additional usage for access on a poorly maintained highway and also the issue of drainage of surface

water.
County Highways:
Recommends conditions/various notes be included/imposed if consent is granted.
Environment Agency:
The area of the proposed polytunnels lies partially within Flood Zone 3 (‘high risk’, 1% annual probability floodplain) and within Flood Zone 2 (0.1% annual probability floodplain) of the River Avon.
Planning Policy Statement (PPS) 25 – Development and Flood Risk - The proposed development is classed as a ‘less vulnerable’ use under Table D.2 of the Flood Risk
Vulnerability Classification in PPS25. In the first instance consideration should be given to the sequential approach, in line with PPS25. The applicant should consider options to locate the proposed polytunnels in an area of lower flood risk i.e. Flood
Zone 1, then Flood Zone 2 and 3 (sequential test, Annex D, PPS25) and the Council may ask the applicant to provide clarification on this matter.
Notwithstanding the above, the land owned by the applicant (blue line boundary) is located entirely within the historic floodplain of the River Avon, based on the EA's
Historic Floodplain Map (copy enclosed, reference EA1).
Flood Risk Assessment (FRA) - The main concern from a flood risk perspective is to ensure that the proposals do not reduce flood storage capacity or increase flood risk elsewhere.
The FRA submitted confirms that the polythene section of the polytunnels will be set above the highest recorded flood levels of 1998 and 2007, which were in excess of a
1% annual probability flood event. The EA notes that mesh netting will be located below the polythene to act as a wind break, which will allow flood water to enter the polytunnels through the sides and entrance to the tunnels and is, therefore, satisfied that the proposals will not significantly impact on flood storage, but would recommend the imposition of conditions to prevent the raising of ground levels within the historic floodplain and setting the polythene section of the polytunnels at a minimum of
750mm above ground levels and the space between the ground and polythene must be able to allow flood water to enter the tunnels. The reason for both conditions is to prevent any losses to flood storage areas.
Surface Water Runoff - Given the scale and nature of the proposed development the
EA has no surface water comments to make, but notes that your Council’s Land
Drainage Engineer has been consulted on the proposed development. The EA would refer to its Flood Risk Standing Advice - surface water management note, which provides further advice on managing surface water runoff and Sustainable Drainage
Systems (SuDS), for example, infiltration trenches, soakaways or attenuation ponds.
During dry summers when the ground is heavily compacted the run-off from the polytunnels may be unable to naturally soak into the ground. SuDS techniques can help mimic the existing drainage characteristics and can be used for water recycling.
District Council Drainage Engineer:
It has been noted the proposed development is within Flood Zone 2. However, in accordance with Planning Policy Statement 25, this type of development is classed as
Less Vulnerable and in terms of flood risk is acceptable. Should ground conditions prove unsuitable for the use of soakaways then the applicant will need to submit an alternative means of disposal for surface water from the development. Where possible

sustainable drainage systems should be incorporated into the design and additional flow should not be discharged downstream so that flooding problems are not exacerbated or created.
5. Representations Received
None received.
6. Representations Made
None received.
7. OFFICER APPRAISAL
The main issues in the determination of this application are the principle of the proposed development, its visual impact, flooding/surface water drainage and traffic generation.
Principle/Visual Impact
The development adds another 19 polytunnels, which represents a 15% increase to the total number of (123) polytunnels on the site. However, the site lies within the Vale of Evesham, which is based upon the horticultural industry and there are many polytunnels and glasshouses throughout the landscape. A lot of these are in prominent locations adjacent to the main road network. The application site is relatively isolated from the road network, although it can be viewed from rising land further away.
Officers consider that there is no objection to the siting or scale of the development in terms of its impact on the wider landscape, nor have previous applications on this holding been rejected for this reason. Nevertheless, there is sometimes concern about the growing number of glasshouses and polytunnels in the Offenham area and the general lack of landscaping around these. With respect to a previous application for polytunnels on this site (W/06/01902/PN), a landscape scheme was submitted for hedgerow planting to the south, adjacent to the line of the ditch. This would serve to soften the visual impact of the polytunnels when viewed from the public footpath to the south.
Your officers have no landscape objections to the additional proposed polytunnels.
Whilst there will be a cumulative effect in visual terms, given the number of existing polytunnels, officers consider that this will be minimal in the given location. It is felt, therefore, that it would be difficult to defend a landscape reason for refusal of this application, nor is it considered appropriate to impose a landscape condition in this case, given the screening provided by existing vegetation and polytunnels.
Flooding/surface water drainage
Members will have noted the Environment Agency comments above that conclude there is no objection to the development in respect of flood flows, although conditions are considered to be necessary to ensure that flood storage capacity on the site is not reduced. Accordingly, these are added to the officer recommendation below.
With regard to the Environment Agency's comment that the applicant should be asked if there are any alternative sites for the polytunnels, applications have consistently been made in this part of the site for them in recent years, presumably based on its suitability for them and ease of site operation. The recently revised PPS25 Good
Practice Guide states that when applying the sequential test a pragmatic approach on

the availability of alternative sites should be taken. As an example, the Guide refers to extensions of business premises such as farm holdings where it might be impractical to suggest that there are alternative locations for development. Nevertheless, this point has been put to the applicant whose response was awaited at the time of Agenda preparation and Members will be updated on this matter at Committee.
In addition, the applicants have advised that rain falling on the tunnels would run off onto the adjacent land where it dissipates inside and outside the tunnel wall, with the overall effect that there is no additional surface water runoff from the development compared to it as an open field. Therefore, whilst again noting the Parish Council's concerns in this respect, your officers do not consider these provide grounds to refuse permission.
It should be noted that the previous application for polytunnels on the site resulted in two comments from adjacent landowners concerned about possible increased surface water run-off from the site to their land but no representations have been received in connection with the current application. This may indicate that the anticipated problem has not arisen or has not been as serious as first anticipated.
If Members are minded to approve the application, your officers suggest that a note be applied to the permission concerning the comments of the Environment Agency and the District Council Drainage Engineer regarding the recommended use of sustainable drainage systems on the site wherever possible.
Traffic Generation
Members will have noted that the Parish Council is concerned regarding vehicular traffic generated by the proposal along the access track (Gibbs Lane) to Offenham.
Worcestershire Highways has recommended conditions if the Council is minded to approve the scheme which suggests it is satisfied the impact of traffic from the site is still acceptable. It is important to bear in mind that the ground upon which the polytunnels would be sited would otherwise be used for growing and therefore it is only the net increase in growing time over a year from the polytunnels or any increase in the productivity of the land which may cause any corresponding increase in traffic to the site.
One of the suggested conditions is that Gibbs Lane should be improved by way of consolidation, surfacing and drainage along the first 20m of its unmade length. Since this section is both beyond the applicant's ownership at the Offenham end of the track, as well as beyond the application site, this cannot be applied as a condition to a planning permission. Adding this as a note would repeat the approach with previous approvals for polytunnels on the site (under planning permissions W/06/01902/PN and
W/07/02207/PN). Improvement of the track in this way which is used constantly by the applicant, Valefresco, would be in the company's interests. The agent has submitted a letter stating that this section of access road is used principally by 3 growers. They maintain the access road on a regular basis as it is in all users’ interests to keep it in good repair and the applicant confirms that maintenance by means of levelling with road planings has been carried out in the last 6 months. The impact of the track's condition is limited by the fact that it lies beyond the main part of the public highway network.
In addition, Worcestershire Highways suggests that the applicant is requested to use his best endeavours to ensure that all commercial vehicles within the company's ownership, possession and control or otherwise connected with produce to external packers use Gibbs Lane, Main Street and Three Cocks Lane in Offenham to access the site.

Your officers consider that both these matters can be dealt with as notes on the planning permission, if granted.
8. RECOMMENDATION Approval
T002 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason - In accordance with the requirements of Section 91 (1) of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
A005 The materials shown on the approved plan shall be used and no others substituted without the approval, in writing, of the Local Planning Authority before work on the site commences.
Reason - To ensure that the development is visually satisfactory.
Z001 The polytunnels hereby approved shall be removed from the site and the ground restored to its former condition before the polytunnels were erected upon it within 3 months of the date they cease to be permanently used.
Reason - In order to protect the appearance of this rural site from visually harmful redundant development.
Z001 There shall be no raising of ground levels within the historic floodplain as shown on drawing EA1.
Reason: To prevent any losses in flood storage areas
Z002 The polythene section of the polytunnels shall be set a minimum of 750mm above ground levels as shown on drawing 753/003, and the space between the ground and polythene must be able to allow flood water to enter the tunnels.
Reason: To prevent any losses in flood storage areas.
In the consideration of this application, the Council has had regard to the following policies and documents:
Worcestershire County Structure Plan
Relevant Policies are:
Policy CTC.1 (Landscape Character - includes criteria relating to impact on the landscape for the assessment of all proposals)
Wychavon District Local Plan June 2006
Relevant Policies are:
Policy GD2 (General Development Control – includes general criteria used for the assessment of all proposals)
Policy SUR2 (Landscape Design - states that in appropriate cases development proposals should be accompanied by an assessment of their landscape impact to justify the approach taken to the landscape of the site)
Policy ENV1 (Landscape Character – includes criteria relating to impact on the landscape for the assessment of all proposals)
Policy ENV8 (Protection of Trees, Hedgerows and Woodlands - states that

development proposals requiring planning permission will not be permitted where they would have an adverse impact on hedgerows, trees or woodland)
Policy ENV19 (Surface Water Run-Off - states that all development proposals will be encouraged to incorporate and maintain Sustainable Urban Drainage Systems which provide for the use or disposal of surface water where site conditions are favourable)
Policy ECON7 (Agricultural Buildings, Structures and Associated Works - states that proposals will be assessed against a range of criteria)
West Midlands Regional Spatial Strategy
Relevant Policies are:
Policy QE3 (Creating a High Quality Environment for All – promotes the creation of high quality built environments)
Policy QE6 (The Conservation, Enhancement and Restoration of the Region's
Landscape - promotes the conservation, enhancement and restoration of landscape character)
The Council finds that the proposed development:-
 is an acceptable expansion of this horticultural site which is considered to be an appropriate land use in this rural area; and
 would not adversely affect the appearance of the site and locality and not have an adverse impact on the amenities of other adjacent properties, nor on the operation of the adjacent highway network to justify refusal of planning permission; and
 would not significantly exacerbate flood risk either on the application site or elsewhere in the locality; and
 demonstrates a high standard of design that is appropriate in the existing natural and built context; and complies with all the relevant planning policies referred to above and that there are no justifiable reasons to refuse planning permission.
The applicant's attention is drawn to the fact that Worcestershire County Council as the
Highway Authority has advised that Gibbs Lane should be improved by way of consolidation, surfacing and drainage along the first 20m of its unmade length. The applicant is therefore requested to consider this in consultation with the Highways Authority.
The applicant is requested to use his best endeavours to ensure that all commercial vehicles within the ownership, possession and control of the company, Valefresco, or successor company or companies on the site or otherwise connected with produce to external packers use Gibbs Lane Main Street and Three Cocks Lane, Offenham.
The attention of the applicant is drawn to the need to keep the highway free from any mud or other material emanating from the application site or any works pertaining thereto.
Access to the site is via a public right of way and the applicant’s attention is drawn to the restrictions imposed by Section 34 of the Road Traffic Act, 1988, regarding the driving of motor vehicles over public footpaths/bridleways