Agenda item

Public Participation

 

Stephen Lawton spoke in objection to the application.

 

A statement in objection of the application from Tim Johnson, was read out by a Democratic Services Officer.

 

Lieutenant Colonel Paul Snodgrass, applicant, spoke in support of the application.

 

Christine Vize, on behalf of Coulston Parish Council, spoke in objection to the application.

 

Verity Giles-Franklin, Senior Planning Officer, introduced a report which recommended approving the application, subject to conditions, for the change of the use of agricultural land to mixed use equestrian and agricultural use, and construction of a barn with associated access track, hardstanding, turnout area, manure clamp, and the creation of a landscaped bund. It was noted that the proposed barn would house either five calves or ten sheep along with three horses, with the appropriate bedding and equipment included.

 

Key issues highlighted included: the principle of development and partial change of use; the impact on the area’s character and neighbouring amenity; and highway safety.

 

Members of the Committee had the opportunity to ask technical questions to the officer. The main point of focus included concerns surrounding the amount of livestock proposed for the application site. Officers clarified that the application site for the barn and equestrian developments was one-acre, but the entire area owned by the applicant that encompassed the holding was far bigger and fit for purpose for the amount of livestock proposed.

 

Members of the public, as detailed above, had the opportunity to speak on the application.

 

Local Unitary Member, Councillor Suzanne Wickham, spoke in objection of the application. Concerns were raised in regard to the consultation period and was felt to have not included all members of the community. Reference was made to a number of different plots of land for sale in the area which highlighted concerns of a cumulative issue of similar developments. The rural character of the area and the single-track lane in regard to the potential increase in the volume and movement of farm vehicles was emphasised. It was suggested that the site of the building, if approved, should move and a new access point created.

 

Officers stated that the creation of a new access point would exacerbate visibility and spatial issues which the existing access point did not share. It was clarified that the applicant would not have needed to apply for planning permission if the site were not to be used for equestrian purposes and that these purposes along with the barn, as conditioned, were for private use only.

 

At the beginning of the debate Councillor Trevor Carbin moved to approve the application as per officer recommendations and attached conditions, which Councillor Stewart Palmen seconded. Members discussed the traffic concerns and sought clarification from officers surrounding the Council’s policies related to subsequent applications, such as developing residential dwellings on the site. During the vote each member confirmed they had been able to hear and where possible, see all relevant materials.

 

Following the debate, it was:

 

Resolved

 

That application 20/01681/FUL be approved in line with officer recommendations, subject to the following 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 be carried out in accordance with the following approved plans:

 

Drawings Nos: P1, Location Plan; P2 E, Block Plan E, Rev 1; P3, Elevations and Floor Plan; P4, Layout Plan E, Rev 1; L1, Cross Section E, Rev 1; VSI, Visibility Splay; all received on 27 February 2020

 

REASON: For the avoidance of doubt and in the interests of proper planning.

 

3.      The development hereby permitted shall only be used for the private stabling of horses and livestock 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/or to protect the living conditions of nearby residents.

 

4.    The hereby approved bund shall be constructed and planted in accordance with the Planting Scheme Statement submitted on 27 February 2020. 

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

5.    The landscape planting shall be carried out in the first planting and seeding season following the first occupation of the building(s) or the completion of the development whichever is the sooner; All shrubs, trees and hedge planting shall be maintained free from weeds and shall be protected from damage by vermin and stock. Any trees or plants which, within a period of five years, die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing by the local planning authority.  All hard landscaping shall also be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with a programme to be agreed in writing with the Local Planning Authority.

 

REASON: To ensure a satisfactory landscaped setting for the development and the protection of existing important landscape features.

 

6.    No external lighting shall be installed on site until plans showing the type of light appliance, the height and position of fitting, illumination levels and light spillage in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication “Guidance Note 1 for the reduction of obtrusive light 2020” (produced by Institution of Lighting Professionals 2020)”, have been submitted to and 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.

 

7.    No development shall commence on site until a Construction Method Statement, which shall include the following:

 

-        the parking of vehicles of site operatives and visitors;

-        loading and unloading of plant and materials;

-        storage of plant and materials used in constructing the development;

-        wheel washing facilities;

-        measures to control the emission of dust and dirt during construction; and

-        hours of construction, including deliveries;

 

has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction method statement without the prior written permission of the Local Planning Authority.

 

REASON: To minimise detrimental effects to the neighbouring amenities and the natural environment.

 

8.      No site clearance or construction works shall commence on site until a plan is submitted showing the exact location and extent of protective Heras (or similar style) fencing to protect the existing hedgerow and roots.  Once approved, the protective fencing shall remain in place for the entire construction phase and until all constriction equipment, machinery and surplus materials have been removed from the site.  Such fencing shall not be removed or breached during construction operations.

 

REASON: To safeguard the existing hedgerows and in the interests of visual amenity

 

9.    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.

 

REASON: In the interests of highway safety.

 

10.No part of the development hereby permitted shall be first brought into use until the access, turning area and parking spaces have been completed in accordance with the details shown on the approved plans. The areas shall be maintained for those purposes at all times thereafter.

 

REASON: In the interests of highway safety.

 

11.No part of the development shall be first brought into use, until the visibility splays shown on the approved plans have been provided with no obstruction to visibility at or above a height of 900mm above the nearside carriageway level. The visibility splays shall be maintained free of obstruction at all times thereafter.

 

REASON: In the interests of highway safety.

 

12.No development above ground floor slab level shall commence on site until a scheme for the discharge of surface water from the site (including surface water from the access track), incorporating sustainable drainage details, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until surface water drainage has been constructed in accordance with the approved scheme.

 

REASON: To ensure that the development can be adequately drained.

 

 

Informatives

 

1.      The applicant is advised that the discharge of the drainage condition does not automatically grant land drainage consent, which is required for any works within 8m of an ordinary watercourse or any discharge into an ordinary watercourse. The applicant remains responsible for obtaining land drainage consent, if required, at the appropriate time.

 

2.      The application involves the alteration of the existing vehicle access.  The consent hereby granted shall not be construed as authority to carry out works on the highway.  The applicant is advised that a licence will be required from Wiltshire’s Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. Please contact our Vehicle Crossing Team on vehicleaccess@wiltshire.gov.uk and/or 01225 713352 or visit their website at http://wiltshire.gov.uk/highways-streets to make an application.