Planning Committee
AREA
West Area
PARISH
Weston Longville
11
APPLICATION NO:
20050420
TG REF:
610948/316584
LOCATION OF SITE
Weston Park Equestrian Centre, Morton Lane, Weston
Longville
DESCRIPTION OF
DEVELOPMENT
Erection of single dwelling house to be occupied by
employees of the Weston Park Equestrian Centre (Outline)
APPLICANT
Anglian Leisure Limited, Weston Park, Weston Longville,
Norwich, NR9 5AW
AGENT
N/A
Date Valid:
17 March 2005
8 Week Expiry Date: 12 May 2005
1
THE PROPOSAL
1.1
This is an outline planning application with all matters reserved, with the
exception of access. It seeks erection of a dwelling house on 0.067 hectares of
land to be occupied in conjunction with the Weston Park Equestrian Centre. To
accompany the application, a business justification document has been
submitted which sets out the background of the parent company Anglian Leisure
Limited and its various components including Weston Park Equestrian Centre.
1.2
This application is submitted in conjunction with various other planning
applications which seek to rationalise the existing operation and the previous
item on the agenda (planning reference 20050421) which seeks the removal of
the occupancy conditions on the residential units which are currently tied to the
operation of the centre. This supporting document sets out in detail the
applicant’s rationale for future development and includes detailed financial
justification which is attached as confidential information to that document.
2
CONSULTATIONS
2.1
Weston Longville Parish Council :
Comments awaited
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
2.2
Highway Authority :
There are currently five outstanding proposals for this site and in order to
assess the application it will need to be considered as a whole. The applicant’s
overall strategy appears to consolidate their business and given that when
consolidation takes place, a new dwelling may be needed close to the operation
for the occupation of employees. However, the dwelling does represent an
increase in traffic but being staff accommodation, the number of movements will
be less than the dwelling occupied by a member of the public outside of the
business and in this respect traffic increase will be slight. On balance therefore,
taking into account the applications on the site, whilst there may be a small
increase in domestic residential traffic these should be offset against the
reduction in traffic overall.
2.3
Environment Agency :
No objection.
2.4
Business Support and Leisure Manager :
Happy to support this application as recognises the requirement for and the
importance of having suitable accommodation for a Centre Manager which would
add value to this business and, in turn, would enhance the local economy.
3
PUBLICITY
3.1
Site Note :
Expiry date 13 April 2004
3.2
Neighbour notification
Letters sent out to sixteen properties
Expiry date 22 April 2005
4
REPRESENTATIONS
4.1
Five letters of representation have been received objecting on the basis that the
proposal is an abuse of local rural development provisions. There is already
existing accommodation for three within the converted barns and this has
proven perfectly adequate for the needs of the Equestrian Centre in the past.
The objectors do not agree that a new build is necessary for a horse husbandry
or security reasons given the location of the existing accommodation several
hundred metres away. The previous manager of the site lived even further
away in Dairy Farm Cottages which had little impact on the animals welfare or
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
safety. Furthermore, the objectors suggest that there are audio alarm and
CCTV systems which would allow the state of the horses to be monitored
continuously without the need to have a separate house built next door for this
purpose. From a security perspective, the existing buildings are in a better
position to monitor the centre’s main entrance and fields abutting the road. In
addition the proposed dwelling will result in an increase in the traffic in the
narrow country lanes.
5
RELEVANT POLICY GUIDANCE
5.1
PPS1 – Delivering sustainable development
Sets out the overarching planning policies on the delivery of sustainable
development throughout the planning system.
5.2
PPS7 – Sustainable development in rural areas
Sets out the Government’s objectives for planning in rural areas including the
key principles of sustainable development.
Broadland District Local Plan
5.3
Policy GS1
New development will normally be accommodated within the development
boundaries. Outside these boundaries, development proposals will not be
permitted unless they comply with a specific allocation and/or policy of the Plan.
5.4
Policy GS3
Sets out general considerations to be taken into account in all new development
proposals, including access, residential amenity, the character and appearance
of the surrounding area, nature conservation, agricultural land, building
conservation and utilities and services.
5.5
ENV1 – Seeks to protect and enhance the character and appearance of the
countryside for its own sake and the landscape setting of villages and other
urban areas.
5.6
Policy HOU5
Residential development outside of development boundaries will not normally be
given unless connected with agriculture, forestry, organised recreation or tourist
facilities or the expansion of existing institutions, subject to a number of criteria.
5.7
Policy TRA4
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
Development will not be permitted where it would endanger highway safety or the
satisfactory functioning of the local highway network. In appropriate cases, a
traffic impact study will be required.
Revised Deposit Broadland District Local Plan
5.8
Policy (RD) GS1
New development will only be accommodated within the settlement limits
for the Norwich fringe parishes, market towns and villages. Outside these
limits, development proposals will not be permitted unless they comply with
a specific allocation and/or policy of the Plan.
5.9
Policy (RD) GS4
Sets out general considerations to be taken into account as well as any
specifically related to the nature of the proposal.
5.10
Policy (RD) ENV1
The environmental assets of the district, including the character and
appearance of the countryside and towns, villages and urban areas, will be
protected and their enhancement sought.
5.11
Policy (RD) HOU6
Outside of the settlement limits, planning permission for new residential
development will not be given, unless connected with agriculture, forestry,
organised recreation or tourist facilities.
5.12
Policy (RD) TR11
Development will not be permitted where it would endanger highway safety or the
satisfactory functioning of the local highway network.
6
LOCATION AND DESCRIPTION OF SITE
6.1
The application site lies on the western side of Morton Lane and relates to
Weston Park Equestrian Centre which comprises a cluster of barns and
outbuildings immediately to the north of Top Farm House and an existing indoor
riding area and stable block some 300m back to the west of Morton Lane. The
proposed site for the new dwelling is located approximately 300m from Morton
Lane to the west and is 0.067 hectares in area. The land rises from Morton
Lane substantially to the west dipping slightly to the east. The application site
lies immediately to the south of the indoor riding area although at a substantially
higher level. Open fields surround the site and there is no natural vegetation on
this part of the site. There are various residential properties scattered along
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
Morton Lane which can be glimpsed from the riding school across the open
fields. Immediately to the north east of the Equestrian Centre is Dairy Farm, a
complex of buildings which is linked to the operation of the Dinosaur Park and
to the east is the boundary of Weston Park Golf Course.
7
PLANNING HISTORY
7.1
20050420 : New dwelling to be occupied in conjunction with the riding school :
to be determined.
7.2
20050419 : Change of use from agricultural land to keeping of horses in
association with Weston Park Equestrian Centre : To be determined.
7.3
20050418 : Renewal of Planning Permission 991220 (Ménage) : To be
determined.
7.4
20050417 : Renewal of Planning Permission 980583 (Proposed viewing lounge,
erection of stable block, tack room and office facilities : To be determined.
7.5
991220 : Use of land as ménage in connection with the existing Equestrian
Centre : Approved 25 May 2000.
7.6
990551 : 1. Conversion of barn to lecture room, feed store and saddlery. 2.
Construction of horse walker: Approved 8 July 1999.
7.7
980583 : Proposed viewing lounge and Dutch barn to existing riding school :
Approved May 2000.
7.8
980582 : Toilet and shower block : Withdrawn 6 October 1999.
7.9
980401 : Conversion of existing tack/feed building into staff quarters : Approved
May 2000.
7.10
960648 : 15M communications tower : Observations 11 November 1996.
7.11
931288 : Conversion of existing barn to residential : Approved 28 March 1994.
7.12
930826 : Barn for hay storage : Approved 3 September 1993.
7.13
911888 : Conversion of workshop/cartshed to staff living quarters : Approved 3
January 1992.
7.14
911460 : Retention of two caravans for school holidays : Withdrawn 19
September 1991.
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
7.15
890760 : Indoor Riding School and Hay Store : Approved 24 July 1989.
7.16
882511 : Stables : Approved 2 November 1988.
7.17
872476 : 1. Barn to dwelling. 2. Land and buildings to riding school. 3.
Outbuildings to sleeping accommodation : Approved 12 January 1988.
7.18
751299 : Pig building : Approved 5 August 1975.
8
APPRAISAL
8.1
The main issues to be taken into account in the determination of this application
are whether the proposal accords with development plan policy with regard to
need, impact on the character and appearance of the area and highway safety.
8.2
The application site lies outside the development boundary in the adopted
Broadland District Local Plan and the Replacement Local Plan (Revised
Deposit) where under Policy GS1 of the adopted Local Plan and (RD) GS1 of
the replacement plan, no new development will be permitted unless it accords
with a policy of the Local Plan or a sufficient need exists to warrant a departure
from policy. Policy HOU5 of the adopted Local Plan states that there should be
no dwellings in the countryside unless there is a justified need for
agricultural/forestry and leisure need and the business is commercially viable
with a clear indication of remaining so.
8.3
In submitting the application, a supporting statement has been provided by the
applicant setting out in detail the reasoned arguments for allowing the dwelling
in connection with the Equestrian Centre at the top end of the lane closer to the
hub of the main operation, for both security and animal husbandry purposes.
Whilst Planning Policy Statement 7 (PPS7) does not allow security to be the
sole reason for justifying a dwelling in the countryside, when taken into account
with livestock welfare, it is considered to be acceptable.
8.4
Furthermore, the applicants have submitted financial evidence attached as
confidential information to the report on the agenda (planning ref.20050421)
which indicates the financial viability of the equestrian part of the business.
This viability is linked to the removal of the agricultural occupancy condition on
the barns. On balance, however, it is considered that the erection of a more
modest dwelling in a location closer to the stables, indoor area and ménage for
which planning permission exists would meet the requirements of Policy HOU7
of the adopted Local Plan, Policy (RD) HOU6 of the Replacement Local Plan
(Revised Deposit) and Government guidance as set out in PPS7.
8.5
Policy ENV1 of both the adopted and Replacement Local Plan seeks to protect
the character of the countryside for its own sake and as the setting of villages
and other urban areas. Whilst Policy GS3 of the adopted Local Plan and Policy
(RD) GS4 of the Replacement Local Plan (Revised Deposit) set out the general
considerations to be taken into account in all new development proposals,
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
including access, residential amenity and the character and appearance of the
surrounding area.
8.6
The proposed dwelling is to be located to the south of the indoor riding area
approximately 300m from Morton Lane. There is a significant change in levels
in and around the site with the land rising to the south and falling away to the
west and north. Although the proposal is in outline, the applicants are seeking
the principle of a 2 storey dwelling on the site. Various letters of objection have
been received querying the need for a new dwelling but also requesting that if
the application is approved, the dwelling is restricted to single storey only.
Given the significant change in levels, it is anticipated that there may be long
distance views of the dwelling from the residential properties scattered along
Morton Lane. However, the type of dwelling can be determined at the reserved
matters stage. It is considered, however, that a Norfolk style cottage would be
more appropriate in this location, subject to levels being agreed on site.
Furthermore, the dwelling will be viewed, particularly from the north against the
existing indoor riding area which is a substantial building. Therefore, it is
considered that the proposal will not be detrimental to the character and
appearance of the area.
8.7
With regard to highway safety, the Highway Authority have, on balance, raised
no objection to the additional dwelling. The proposal is therefore considered to
be in accordance with Policy GS3 and TRA4 of the adopted Local Plan and
Policy (RD) GS4 and (RD) TRA11 of the Replacement Local Plan (Revised
Deposit).
8.8
This application is reported to Committee at the request of the Head of Planning
and Conservation, given the nature of the proposal and its link with planning
application ref.20050421 elsewhere on the agenda.
RECOMMENDATION:
(1)
APPROVE subject to the following conditions:
Application for approval of the reserved matters shall be made to the Local
Planning Authority before the expiration of three years from the date of this
decision.
The development hereby permitted shall be begun either before the expiration
of five years from the date of this permission, or before the expiration of two
years from the date of approval of the last of the reserved matters to be
approved, whichever is the later.
(2)
Approval of the details of the siting, design and external appearance of the
building and the landscaping of the site (hereinafter called “the reserved
matters”) shall be obtained from the Local Planning Authority in writing before
any development is commenced and shall be carried out in accordance with the
approved details.
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
(3)
The occupancy of the dwelling hereby approved shall be limited to a person
solely or mainly employed or last employed in the running of the Equestrian
Centre occupying the land edged red on the attached plan, or widow or widower
of such a person or any resident dependants.
(4)
Concurrently with detail required to be submitted in respect of Condition 2 the
following details shall be submitted to and approved by the Local Planning
Authority and the works carried out as approved:a)
The layout of the site and any development thereon which shall be based
upon an accurate survey of the site and to include levels (existing and
proposed), gradients, sections in relation to adjoining sites.
b)
A detailed schedule of all external materials to be used in the
development.
c)
The landscaping of the site (including any proposed changes to existing
ground levels, means of enclosure and boundary treatments, hard
surfaced areas and materials, planting plans, specifications and
schedules, existing plants to be retained and showing how account has
been taken of any underground services).
d)
The layout of foul sewers and surface water drains.
e)
The provision, alignment, height materials of all walls, fences and other
means of enclosure.
Reasons:
(1)
In accordance with Section 92 of the Town & Country Planning Act 1990.
(2)
To secure an orderly and well designed development in accordance with Policy
GS3 of the Broadland District Local Plan and Policy (RD) GSD4 of the Revised
Deposit Version Broadland District Local Plan.
(3)
The proposed development is contrary to the Local Planning Authority’s policy
for the area and the permission has only been granted to meet the special
circumstances of the applicant, otherwise the proposal would be contrary to
Policy HOU5 of the Broadland District Local Plan and Policy (RD) HOU6 of the
Revised Deposit Version Broadland District Local Plan.
(4)
To ensure the satisfactory development of the site in accordance with Policy
GS3 of the Broadland District Local Plan and Policy (RD) GS4 of the Revised
Deposit Version Broadland District Local Plan.
Reasons for decision:
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
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Planning Committee
This application has been considered against the development plan framework for the
area, this being the Norfolk Structure Plan and the Broadland District Local Plan. The
policies particularly relevant to this application are GS1, GS3, HOU5 and TRA4 of the
Broadland District Local Plan. In addition, Policies (RD)GS1, (RD)GS4, (RD)TRA11
and (RD)HOU6 of the Replacement Broadland District Local Plan (Revised Deposit)
also carry some weight.
The application site lies outside the defined development boundary in an area where
new development is not normally permitted unless it complies with a specific policy in
the Local Plan. The proposal is for a dwelling to be used in conjunction with the
existing riding/livery establishment and the applicants have demonstrated that
sufficient need exists. This, when taken into account with the applicants’ needs to
rationalise an existing business, accords with Policy HOU5 of the adopted Local Plan
and (RD) HOU6 of the Replacement Local Plan.
The application is in outline, however, it is considered that a dwelling, of a type to be
agreed at the Reserved Matters stage, can be accommodated without having a
significant impact on the character and appearance of the area or on highway safety.
The proposal therefore accords with Policies GS3 and TRA4 of the adopted Local Plan
and Policies (RD) GS4 and (RD) TRA11 of the Replacement Local Plan (Revised
Deposit).
It is considered therefore that, on balance, the proposal is in accordance with the aims
and policies of the adopted and Replacement Local Plan.
20050420 Weston Park Equestrian Centre, Morton Lane, Weston Longville
18 May 2005