Agenda item

The planning officer introduced the application for the erection of a stable block at land to the rear of Church, North Wraxall. The officer’s recommendation was that planning permission be granted subject to conditions and informatives as outlined in the report and amended by the late observations. The late observations proposed the additions of three conditions and the requirement to add a plan number to condition 7. The officer made reference to the site as located within an Area of Outstanding Natural Beauty and explained the proposal for the stable building had been reduced in size from the original application. It was explained that the field could sustain two horses and conditions on the number of horses had been proposed in the report. The officer also identified that further information as to the access arrangements had been submitted.

In response to technical questions it was confirmed that the site was bounded by the curtilage listed wall of the Grade 1 church, however would not impact upon a churchyard boundary wall and that the conditions proposed would restrict use of the shelter to private stabling. The officer explained that the shelter may be used to keep agriculture and had two entrances/exits.

The local member, Baroness Scott, highlighted that the parish council had raised concerns over the impact of the proposed shelter on the setting of the Grade 1 listed church. It was also commented that equipment to support equine use could impact upon the listed building and setting in the AONB and conservation area.

In the debate that followed, members noted that the proposed conditions addressed external lighting on the site. It was considered that the stable was note in an ideal location, however on balance, was acceptable, provided it was conditioned strictly to minimize the impact in a sensitive area. Cllr Hutton, seconded by Cllr Trotman, moved the officer recommendation, with additional conditions to prevent outside storage and additional fencing.

Resolved:

To grant planning permission subject to the following conditions and informatives:

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.     No fences (including temporary ones to divide the land) or jumps shall be erected on the site without the prior approval in writing of the Local Planning Authority.

REASON: In order to protect the setting of the heritage assets and the landscape character of the area.

3.     The development hereby permitted shall not be brought into use/occupied/ [DELETE as appropriate] until details of the storage of manure and soiled bedding (including the location of such storage) and its disposal from site (including frequency) have been submitted to and approved in writing by the Local Planning Authority, and; the works for such storage and disposal have been completed in accordance with the approved details. The approved storage area shall subsequently be maintained in accordance with the approved details. No storage of manure and soiled bedding shall take place outside of the storage area approved under this condition.

REASON: In the interests of public health and safety, in order to protect the natural environment and prevent pollution.

4.     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/or to protect the living conditions of nearby residents.

5.     There shall be no parking of horse boxes, caravans, trailers or other vehicles during the hours between dusk and dawn on the site.

REASON: In order to protect the living conditions of nearby residents and/or the rural character of the area.

6.     No portable buildings, van bodies, trailers, vehicles or other structures used for storage, shelter, rest or refreshment, shall be stationed on the site without the prior approval in writing of the Local Planning Authority.

REASON: In order to protect the living conditions of nearby residents and/or the rural character of the area.

7.     The development hereby permitted shall be carried out in accordance with   the following approved plans: Site location plan received 4th April 2016; Proposed elevations and proposed site plan received 20th June 2016 and access plan dated 4th October 2016

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

8.     Please note that this permission neither grants nor implies consent for a change of use of the land for the keeping of horses.

9.     There shall be no external/outdoor storage of any kind at the site and there shall be no portable buildings or structures, van bodies, trailers, vehicles or other structures used for storage, shelter, rest or refreshment, shall be stationed on the site without the prior approval in writing of the Local Planning authority.

REASON: In order to protect the setting of the heritage assets and to protect the landscape quality of the area.

10.No materials, goods, plant, machinery, equipment, finished or unfinished products/parts of any description, skips, crates, containers, waste or any other item whatsoever shall be placed, stacked, deposited or stored outside any building on the site.

REASON: In order to protect the heritage assets and landscape quality of the area.

11.No paint or stain finish shall be applied to external timber (including external walls and window joinery -[DELETE as appropriate]), until details of the paint or stain to be applied have been submitted to 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 / occupied [DELETE as appropriate].

REASON: In the interests of visual amenity and the character and appearance of the area.

12.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 spillage in accordance with the appropriate Environmental Zone standards set out by the Institute of Lighting Engineers in their publication "Guidance Notes for the Reduction of Obtrusive Light" (ILE, 2005)", 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.

13.Prior to the commencement of the develoment hereby permitted, details of the access track, including its finish, shall be submitted to and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved details.

REASON: To protect the landscape quality of the Cotswolds AONB.

14.INFORMATIVE TO APPLICANT:

Please note that Council offices do not have the facility to receive material samples. Please deliver material samples to site and inform the Planning Officer where they are to be found.

15.INFORMATIVE TO APPLICANT:

Any alterations to the approved plans, brought about by compliance with Building Regulations or any other reason must first be agreed in writing with the Local Planning Authority before commencement of work.

16.INFORMATIVE TO APPLICANT:

The applicant is requested to note that this permission does not affect any private property rights and therefore does not authorise the carrying out of any work on land outside their control. If such works are required it will be necessary for the applicant to obtain the landowners consent before such works commence.

If you intend carrying out works in the vicinity of the site boundary, you are also advised that it may be expedient to seek your own advice with regard to the requirements of the Party Wall Act 1996.

17.INFORMATIVE TO APPLICANT:

The applicant should note that the grant of planning permission does not include any separate permission which may be needed to erect a structure in the vicinity of a public sewer.  Such permission should be sought direct from Thames Water Utilities Ltd / Wessex Water Services Ltd. Buildings are not normally allowed within 3.0 metres of a Public Sewer although this may vary depending on the size, depth, strategic importance, available access and the ground conditions appertaining to the sewer in question.