6.1
7.
7.1
8.
8.1
Planning Application No: 21/2007/7164
7-Day Notice: NO
1. Site Description
1.1 The site of the proposed development is on land adjacent to a new residential development of three dwellings, constructed to appear as a barn conversion, in open countryside between Cononley and Carleton. The development also incorporates a block of three stone built garages, and has an approval for the construction of an L-shaped stable block consisting of two stables and two tack rooms to serve two of the dwellings. The stable block has not yet been constructed, and it is understand that the proposal at set out at paragraph 2.1 would be in place of this block rather than additional to it. The site is accessed from Woodside Lane, and would be opposite the shared driveway that serves the new dwellings, No’s. 1 to 3 ‘The Old Barn.’ The site is on sloping land to the west of the Leeds to Skipton
Railway.
2.
2.1
Proposal
The proposal is for the construction of an additional ‘L’ shaped stable unit measuring 58 square metres on plan, providing 3 No. stables and a tack/feed store.
The stables would be clad in dark brown stained horizontal timber boarding, with dark grey steel sheeting to the pitched roof. The sloping nature of the land is such that some excavation will be required thus setting the stables into the land. A
‘Quickthorne’ hedge is proposed to the rear of the stables.
3.
3.1
3.2
4.
4.1
5.
5.1
6.
Planning History
21/2001/1181
– Development of three dwellings on site of former barn, construction of two garages and two stables and demolition of all existing storage buildings and reinstatement and improvement of landscape. Refused 26/06/2001.
21/2001/1538
– Development of three dwellings on site of former barn, construction of garages and two stables. Demolition of all existing storage and commercial buildings, stables and reinstatement and improvement of landscape. Approved
14/05/2003.
Planning Policy Background
Policies ENV1, ENV2, ENV4 and SRC7 of the Craven District (Outside the
Yorkshire Dales National Park) Local Plan.
Parish/Town Council Comments
Cononley Parish Council: “No comment,” received 27/03/2007
Consultations
9.
9.1
None necessary
Representations
None received
Summary of Principal Planning Issues
The effect of the proposal upon; the character of the open countryside, neighbouring amenity, and highway safety.
Analysis
Whilst Local Plan Policies ENV1 and ENV2 oppose development in the open countryside if it is not of benefit to the local economy or community, Policy SRC7 makes provision for the construction of horse and equestrian facilities providing it

9.2
9.3
9.4
10.
10.1 meets certain criteria. This policy allows for the construction of new buildings for the keeping of horses in connection with riding or non-agricultural purposes, providing that they are of a scale and nature appropriate to the character of the site and ability of the local environment to absorb the development, and the building is of a high standard of design and would satisfactorily blend into the landscape in terms of their siting, design and materials. Further criteria state that there should be no detrimental impact on road safety and the free flow of traffic on the adjacent highway network, or on the amenity of nearby residents by way of noise or smell.
Furthermore, the development site should have good direct access to existing bridleways, and should not adversely affect sites of nature conservation value or archaeological or historic importance.
The proposed stable block would not be subject to views from the nearest passing highway (Woodside Lane), and although visible from the nearby railway line would be viewed against a backdrop of rising ground. The stables would however be subject to public views from a Public Right of Way which runs east to west some 20 metres to the south of the site. Nevertheless, the stables would be of an acceptable scale, and reasonably discreet in terms of location being set into the land, and stained a dark brown colour, and having a hedgerow planted adjacent to the rear elevation. The proposed stable block is considered appropriate in view of the surroundings, being closely enough related to the adjacent dwellings to mitigate sporadic development, yet distant enough to prevent any loss of amenity to residents through noise or smell.
As referred to at paragraph 1.1, a stable block was approved when the adjacent residential development was permitted, and although the stables have not been constructed, as planning permission has been implemented through the construction of the dwellings, the stables could still be constructed at any time in the future. It is understood that the stables proposed as part of this application would be in place of those already approved, yet if this is not the case and both blocks of stables were to be constructed, it is considered that the character and appearance of the area would not be harmed. Indeed the design, layout, scale and appearance of the stables would be similar, and thus provide a level of uniformity within the site.
In terms of highway safety, the proposed stables would be for private use only for
No. 3 The Old Barn, and would not incur any increase in traffic. Although there are no bridleways in the immediate vicinity, the area is surrounded by open countryside and farm tracks, suitable for equestrian use.
Recommendation
Approval