Agenda item

N/13/03635/FUL - Dockers Yard, Calstone

Meeting of Northern Area Planning Committee, Wednesday 13 November 2013 6.00 pm (Item 148.)

Minutes:

Public participation

Barry Penicud, Sam Young and Richard Godwin spoke in objection to the application.

Colin Meeke spoke in support of the application.

The officer introduced the report which recommended that the application be granted subject to conditions.

He drew attention to an error in the report that had been corrected in the late observations, confirming that the area in question was 4 acres, or 1.62 hectares, and noted the key issues of design and visual impact. The design of the application had been amended to a more traditional L shape and although drainage was a known issue and not yet solved officers had been advised in principle this could be achieved, therefore a condition had been added.

The Committee then had the chance to ask technical questions of officers, and it was confirmed that should members be minded to request green roofing to address the visual impact then the application could be delegated to grant subject to approval. The change of use related to the whole area indicated by the red line. No precedent would be set as there was a pattern of private stabling known throughout the area of outstanding natural beauty (ANOB). The fences or jumps referred to in condition 9 related to more substantial permanent fences with a lasting visual impact. There was no requirement on the applicant to remedy existing flooding problems, although any development must take account of it’s own impact. The current arrangements were unsatisfactory, however officers were content it was achievable to mitigate the works. No water supply was needed as immediate water needs were met by capturing and retaining run-off water.

Members of the public then had the opportunity to address the committee as detailed above.

The local member, Cllr Alan Hill spoke in objection to the application, explaining that it was a combination of issues around flooding, environmental considerations, lack of passing places on Greens lane and no mention of ANOB landscape plans in the officers report.

In the debate that followed members discussed the inappropriateness of a 4 acre field being changed to equine use, given the potential to hold a cross country course, and whether permission should be granted if there was doubt on the implementation of the drainage scheme.

A motion to refuse the application was seconded, voted on and lost.

The need to delegate permission to allow for revised plans to be submitted showing a more suitable area for equine use with the majority of the area for grazing was highlighted, and it was agreed that a green roof would reduce the visual impact and be more in keeping with the landscape. Concern was raised over fences and jump being left out on the field.

Resolved:

To DELEGATE to the Area Development Manager to grant permission, subject to agreement of a restricted area for jumps and fences, adequate scheme of drainage and, notwithstanding the submitted details, an amended roof colouring:

Subject to the following conditions:

Conditions

1		The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
	REASON: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990 as amended by the Planning and Compulsory Purchase Act 2004.
2		The development hereby permitted shall not be brought into use until details of the finish to external timber, including any paint or stain to be used on the external walls and window joinery have been inspected on site and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use and maintained as such thereafter. REASON: In the interests of visual amenity and the character and appearance of the area.
3		The development hereby permitted shall not be first brought into use until the first five metres of the access, measured from the edge of the carriageway, has been consolidated and surfaced (not loose stone or gravel). The access shall be maintained as such thereafter. The access shall be made to drain away from the highway, details of which should be approved in writing by the Local Authority. REASON: In the interests of highway safety.
4 5		Any gates shall be set back 4.5 metres from the edge of the carriageway, such gates to open inwards only, in perpetuity. REASON: In the interests of highway safety. No external lighting shall be installed on site unless approved in writing by the Local Planning Authority. The approved lighting shall be installed and shall be maintained in accordance with the approved details and no additional external lighting shall be installed. REASON: In the interests of the amenities of the area and to minimise unnecessary light spillage above and outside the development site.
6		The development hereby permitted shall not be first brought into use until surface water drainage has been constructed in accordance with the approved scheme for the discharge of surface water from the site (including surface water from the access), incorporating sustainable drainage details. REASON: To ensure that the development can be adequately drained.
7		The development hereby permitted shall only be used for the private stabling of horses and the storage of associated equipment and feed and shall at no time be used for any commercial purpose whatsoever, including for livery, or in connection with equestrian tuition or leisure rides. REASON: In the interests of highway safety and to protect the living conditions of nearby residents.
8		No portable buildings, van bodies, trailers, vehicles or other structures used for storage, shelter, rest or refreshment, shall be stationed on the site overnight. REASON: In order to protect the living conditions of nearby residents and the rural character of the area.
9		No fixed or portable jumps, fences or other structures shall be placed anywhere on site outside of the area hatched on plan ref. [insert reference] without the written agreement of the Local Planning Authority. REASON: In order to protect the rural character of the area.
10		The development hereby permitted shall be carried out in accordance with the following approved plans: 1085 Sheet 1 rev 2 - Proposed Plans and Elevations and Location Plan 1085 Sheet 2 rev 2 - Proposed Block Plan Received 7 October 2013 REASON: For the avoidance of doubt and in the interests of proper planning.

Supporting documents: